Updated: October 12, 2018

Caldicot conveyancing solicitor fees

No Move, No Fee conveyancing in Caldicot

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Caldicot for the legal work for a home sale or purchase.

How are Caldicot conveyancing fees calculated?

Some conveyancing solicitors in Caldicot offer services on a cost per hour basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like office copies and title plans or property searches.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Caldicot cost?

While conveyancing fees in Caldicot will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Caldicot

"Caveat emptor", or "buyer beware", was a fundamental principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, a purchaser must still investigate the house or flat they plan to buy.

The Caldicot conveyancing solicitor will offer professional advice following their enquiries, assist in resolving any issues and ensure the title is transferred to the new owner.

This part of the article discusses elements of the legal process for conveyancing solicitors in Caldicot where greater expertise is important.

Your Caldicot conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Caldicot, it is vital that you check that they are on the approved panel of your chosen lender, whether you are obtaining a mortgage from the HSBC, the Coventry Building Society or any other lender.

Most mortgage lenders are only prepared to work with a restricted group of legal firms. If a conveyancer is not on the panel of your chosen lender, the lender will need a different legal firm to complete the legal work.

The purchaser will usually need to pay this alternate solicitor's fees and significant delays to your move could occur.

Neglecting to check the lender panel membership of your property solicitor can result in serious delays.

Quittance Conveyancing can act on behalf of all mortgage providers.

Monmouthshire Council searches

Residential property searches are applied for by Caldicot conveyancing solicitors to help identify issues that might possibly undermine the value of your house or flat.

Mortgage lenders also usually require property searches to be applied for. Required searches will include:

  • Local Authority (LA) search - contains information about the property and surrounding area held by Monmouthshire Council
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Buyers will be informed if your mortgage lender insists on any more searches, for example a highways authority search or an agricultural search.

The typical turnaround time for Local Authority searches provided by Monmouthshire Council is 14 weeks, so your lawyer will advise using faster personal searches.

Planning searches

The buyer's conveyancing solicitor will request office copies from HMLR. This will help to highlight potential planning issues, such as right of access issues or outbuildings missing from the title plan.

Monmouthshire Council Council Tax

As a homeowner in Caldicot, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance the occupier of a Band E residential property in the Monmouthshire Council area would pay annual council tax of £1,881.

Conveyancing solicitors in Caldicot will inform the purchaser of the property's tax band once they are made aware.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,411.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an occupation is prohibited by law such as a compulsory purchase order.

Band Monmouthshire Council Tax (2018)
A £1,026
B £1,197
C £1,368
D £1,539
E £1,881
F £2,223
G £2,565
H £3,078
I £3,591

Is it possible to appeal?

To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Caldicot properties

The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

Quittance use smart case management systems to make sure that mistakes are not made on the stamp duty process.

See stamp duty examples for properties in Caldicot:

  Average selling price (2017) Stamp Duty Land Tax
Average price £228,020 £2,060.40
Average price (detached) £300,448 £5,022.40
Average new build - -

Stamp duty relief for first-time buyers in Caldicot

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you are buying a second home for over £40,000 then you will have to pay a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Caldicot for the average price of £228,020 the SDLT would be £11,401.00.

Caldicot conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Caldicot

New build site

The possible drawbacks of buying a leasehold property in the UK are recognised. There are many legal issues that may be lying in wait for an uninformed buyer, such as:

  • increasing ground rents
  • unpaid service charges by the existing leaseholder
  • leases with fewer than 80 years to run
Severe consequences can result from a solicitor's failure to give good leasehold advice.

If you are planning to purchase a property with a lease, a experienced conveyancing solicitor in Caldicot will address aspects of leasehold, for example sometimes ancient and arcane lease documents, managing agent or landlord enquiries and service charges, ground rents and buildings insurance arrangements.

Make sure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Caldicot?

Building site

The average value of a new build property in Caldicot is -, (HM Land Registry data). - new build houses and flats -.

The legal side of acquiring a new build is more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Caldicot must be aware of local Caldicot factors and should investigate several key issues, including dealing with failures to arrange warranty provider inspections and handling initial Land Registry registration.

Our highly qualified team of conveyancers are specialists in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.

Monmouthshire Conservation areas

When acting for the buyer of a home in Caldicot, a conveyancing solicitor will confirm whether the house is in a conservation area in Caldicot. If it is, the home could be affected by certain conditions. Called Article 4 directions, these conditions can include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Caldicot's conservation areas.

Conveyancing - Selling a property in Caldicot

Conveyancing for a sale of a house or flat is much simpler than for a purchase. When property changes hands, the responsibility lies with the purchaser to establish that the title of the property they are buying does not have any legal issues.

When selling, conveyancing solicitors in Caldicot acting for the person selling just answer any enquiries made by the buyer's solicitor.

What could go wrong?

Frequently occurring issues, such as not having a building regulations completion certificate, can easily delay the sale process.

Don't put off finding a solution and hope the buyer's solicitor won't notice, instead talk to a professional, square up to the issue(s), and find a solution as soon as you can.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold property is significantly more specialised than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Caldicot must carry out additional work, which could include requesting the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).

Sellers are advised to instruct a conveyancer as soon as the decision is made to sell to mitigate (somewhat inevitable) leasehold delays.

What if you are already acting for the other side?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA rules restrict the same solicitor from acting on both sides in a property sale and purchase.

You could contact a property solicitor firm in Caldicot to undertake your conveyancing, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Caldicot conveyancing solicitor directory

  • Twomlows, 20 Newport Road, Caldicot, Monmouthshire, NP26 4BQ
  • Averil Wakeham, 170 Newport Road, Caldicot, Gwent, NP26 4AA
  • Nutter & Richards Solicitors, 89 Treetops, Portskewett, Caldicot, Monmouthshire, NP26 5RT

Conveyancing - Remortgaging a property in Caldicot

Although there are many reasons to remortgage, homeowners will generally remortgage a home to lower their monthly repayments.

You can benefit from a better rate sooner by using a more proactive conveyancing solicitor in Caldicot, reducing the time the conveyancing takes to complete. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.

A property lawyer will act for both you and your new bank or building society to confirm the lender's investment is secured and the HM Land Registry is notified of the lender's charge over the property.

Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

Read more about this Quittance Legal Expert

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