Updated: October 12, 2018

Cardiff conveyancing solicitor fees

No Move, No Fee conveyancing in Cardiff

Conveyancing solicitor fees are paid to your Cardiff conveyancing solicitor for carrying out the legal work for a property transaction.

Are Cardiff conveyancing fees and costs fixed?

Our conveyancers work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Cardiff who will work on a cost per hour basis. Your conveyancing quote will explain all fees and other costs you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as local authority searches or managing agent information.

See: A guide to all conveyancing fees

How much will the total Cardiff solicitor conveyancing fees be?

Conveyancing fees in Cardiff will not vary. There may, however, be some variation in certain disbursements. For example, specific extra searches, e.g. utilities searches, may be necessary and council search fees will vary.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Cardiff

The Welsh capital, Cardiff, is the chief commercial centre of Wales and the main engine of growth in its economy. Recent regeneration projects have attracted sizeable investments across all sectors - leisure, retail and business.

Situated near the Glamorgan Heritage Coast, Cardiff also has extensive parkland within its city boundaries, with green spaces accounting for 10% total area.

Thriving cultural events and strong nightlife scene add vitality to the city, making Cardiff an attractive place to live and work.

Conveyancing for home buyers

Caveat emptor (buyer beware), was a key part of English property law. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it is still the duty of a buyer's solicitor to investigate their intended purchase.

A conveyancing solicitor in Cardiff will make recommendations after making their enquiries, help with resolving any problems and register the title in the new owner's name.

The following considers those parts of the legal process for conveyancing solicitors in Cardiff necessitating specialist legal knowledge.

Your Cardiff conveyancing solicitor must be lender-approved

Before choosing a conveyancing solicitor in Cardiff, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are obtaining a mortgage from Halifax, Precise Mortgages or any other lender.

Some mortgage lenders only accept a restricted group of law firms that meet strict criteria. If your conveyancer is not on the panel of your chosen lender, the lender will require an alternative law firm to act in their interests.

The borrower will then have to cover this second lawyer's fees, and weeks could be added to the conveyancing process.

Long delays can be caused by failing to check your property lawyer's lender panel status.

Our solicitors are on the panel of all lenders.

Residential Property Searches (Cardiff Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Cardiff conveyancing solicitors to identify issues affecting your new home.

Mortgage lenders also expect property searches (sometimes referred to as 'conveyancing searches') to be submitted. These include:

Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitythere is a risk that some Cardiff properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

You will be told if your mortgage lender needs any further searches, e.g. a more detailed flood report or an agricultural search.

The approximate delivery time for Local Authority searches ordered from Cardiff Council is 6 weeks, so it will be worthwhile to use a quicker private search company.

Planning searches

The conveyancing solicitor acting for the buyer will request an Official Copy of the Title Register from HMLR. This will help to expose any planning issues. These issues could include a difference between the agent's floorplan and the title plan or limits on the development of the property.

Cardiff Council Council Tax

The council tax paid by a homeowner is based on various criteria including the size of the home and the value of the property as determined by the VOA in 1991. For example, the occupier of a Band B property in the Cardiff Council area would pay annual council tax of £1,082.

Cardiff conveyancing solicitors will inform a buyer of the property's band once they are themselves notified.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £811.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the resident is living in long term residential care. Newer properties are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Cardiff Council Tax (2018)
A £927
B £1,082
C £1,236
D £1,391
E £1,700
F £2,009
G £2,318
H £2,781
I £3,245

Can I dispute my band?

A homeowner can apply for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
CF14 5GR

Stamp Duty on Cardiff properties

Filling in the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

If a property is purchased for £125k or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See stamp duty examples for properties in Cardiff:

  Average selling price (2017) Stamp Duty Land Tax
Average price £222,194 £1,943.88
Average price (detached) £384,699 £9,234.95
Average new build £270,327 £3,516.35
Following the autumn budget statement, second home buyers must pay a 3% SDLT surcharge. Following the example above, if a homeowner bought a second property in Cardiff for the average price of £222,194 the SDLT would be £11,109.70.

Stamp duty relief for first-time buyers in Cardiff

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Conveyancing solicitors in Cardiff should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Cardiff

New build site

The drawbacks associated with buying a leasehold flat in the UK are well known. The many potential complications lying in wait for an uninformed purchaser could include unpaid service charges by the existing leaseholder, unreasonable ground rents and freeholds sold without first refusal to leaseholders.

Misguided leasehold advice, from a property lawyer with only freehold experience, can have serious consequences.

If you intend to buy a house or flat with a lease, a competent conveyancing solicitor in Cardiff will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease
  • managing agent practices
  • any recent demands for service charges and ground rent
  • enfranchisement
  • proposed major works (Section 20 notices)

Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Cardiff?

New build building site

The average price for new build properties in Cardiff is £321,497, based on information from the Land Registry. 10 brand new properties have been bought in Cardiff in 2018 so far.

A new-build conveyancing solicitor in Cardiff must be well-versed in both local issues and new build's additional complexities, such as confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity), handling equity loan schemes and checking new build warranties with warranty providers, including NHBC, LABC New Home Warranty and Ark Residential.

Our specialist team of new build conveyancers deliver an impartial appraisal of the legal title of the house or apartment, and in particular issues like the home's subsequent mortgageability and potential freehold acquisition traps.

Conservation areas

Whether you are purchasing a character cottage or a Victorian detached house, if the property is in a defined conservation area, your plans to develop the property may not be permitted by Cardiff Council.

Referred to as Article 4 directions, these building controls can include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

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

Conveyancing - Selling a property in Cardiff

The legal side of a sale of a home is less difficult than for a property purchase. The purchaser has to carry out detailed due diligence into the property's title and other legal aspects. In contrast, conveyancing solicitors in Cardiff acting for the vendor essentially just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

What factors could threaten your sale?

Obstacles, such as Japanese Knotweed or restrictions on how you can use the property, can significantly endanger a sale.

Property specialists will usually suggest that vendors face such issues head on and fix them.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is much more technical than for a freehold property.

Conveyancing solicitors in Cardiff must usually carry out further legal work. This can involve obtaining the freeholder pack, through to details of any disputes with the current leaseholder.

It is strongly advised that the vendor contacts a leasehold-specialist conveyancer as soon as is practicable to speed up the handling of the legal work.

What if your conveyancing solicitors are acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a home in Cardiff, and we are doing the legal work for the other side, you may want to instruct a property solicitor firm in Cardiff to undertake your legal work.

Local Cardiff conveyancing solicitor directory

  • Clp Group Limited, Creative Quarter, Morgan Arcade, Cardiff, CF10 1AF
  • Hugh James, Hodge House, 114-116 St. Mary Street, Cardiff, South Glamorgan, CF10 1DY
  • Loosemores, Alliance House, 18-19 High Street, Cardiff, South Glamorgan, CF10 1PT
  • Dolmans, Capital Tower, Greyfriars Road, Cardiff, South Glamorgan, CF10 3AG
  • Gordon Dadds LLP, 47 Charles Street, Cardiff, CF10 2GD

Conveyancing - Remortgaging a property in Cardiff

By far the most common reason people remortgage their home is to secure a better rate of interest. Other reasons to remortgage include releasing capital to pay off other debts, or getting onto a longer fixed-rate term.

A good conveyancing solicitor in Cardiff will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

In order to certify that the mortgage provider's interests are protected, a property lawyer will need to act for both you and your new bank or building society.

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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