Updated: October 12, 2018

Cardigan conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cardigan

Conveyancing solicitor fees are the costs you pay your Cardigan conveyancing solicitor for handling the legal work for your move.

Are Cardigan conveyancing fees and costs fixed?

Some conveyancing solicitors in Cardigan work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like property searches or managing agent information.

See: Complete list of conveyancing fees

How much will conveyancing in Cardigan cost in total?

Conveyancing fees in Cardigan should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, such as a Coal Authority search, may be needed.

With Quittance, there are absolutely no hidden costs. For a standard home sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Cardigan

The conveyancing for a property purchase will need a Cardigan conveyancing solicitor to consider a wide range of issues. Examples of such factors are local planning restrictions and issues impacting on the future saleability of the home.

The buyer's lawyer will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), iron out any legal issues and confirm that the legal title passes to the new owner.

This section of the article considers the property types which could be of concern to buyers looking for conveyancing solicitors in Cardigan.

Your Cardigan conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a large lender such as the Royal Bank of Scotland (RBS), to a niche lender like Godiva Mortgages. Before selecting a Cardigan conveyancing solicitor, it is essential that you check that they can act in the interests of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some banks and building societies only accept a select group (often referred to as a 'panel') of firms.

Under these circumstances, the lender will probably require a different solicitor firm to carry out the legal work, and you will be expected to pay this alternative lawyer's costs. This can push back the completion date of the purchase.

Your property purchase could be jeopardised by failing to check your lawyer's lender panel status.

Quittance Conveyancing are approved to act for all banks and other lenders.

Conveyancing Searches (Ceredigion County Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Cardigan conveyancing solicitors to provide information about the home you want to buy. They include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Cardigan properties for local parish repairs.

You will be informed if your chosen lender needs any further searches, such as a more detailed flood report or an agricultural search.

The approximate delivery time for property searches provided by Ceredigion County Council is 7 weeks, so your lawyer will recommend using quicker personal searches.

Planning documents

Your conveyancing solicitor will request an Official Copy of the Title Register from HMLR. This will help to highlight any issues. Examples of these include limits on the development of the property or outbuildings missing from the title plan.

Ceredigion County Council Council Tax

Council tax is calculated by Ceredigion County Council on property value and the number of people living in the property. The occupier of a property in Band E, for example, would owe annual council tax of £1,813.

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

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 £1,360.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if the resident is living in long term residential care. A property built after 1991 is allocated a band by the Valuation Office Agency.

Band Ceredigion County Council Tax (2018)
A £989
B £1,154
C £1,319
D £1,484
E £1,813
F £2,143
G £2,473
H £2,967
I £3,462

Can I challenge my valuation?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Government Buildings
Picton Terrace
SA31 3BT

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Cardigan properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

The current stamp duty threshold is £125,000.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to HM Revenue & Customs as quickly as possible.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Cardigan:

  Average selling price (2017) Stamp Duty
Average price £192,973 £1,359.46
Average price (detached) £231,217 £2,124.34
Average new build £172,333 £946.66

Stamp duty relief for first-time buyers in Cardigan

First-time buyer stamp duty relief is available on property purchases below £300,000. Following the recent budget statement, second home buyers must pay a 3% SDLT surcharge. So if a second home was bought for £192,973 then the SDLT total will be £9,648.65.

Conveyancing solicitors in Cardigan should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Cardigan

New build site

It has been recently reported that over 100,000 UK property owners face leases with unreasonable terms. Increasing ground rents, sub-letting restrictions and marriage value issues are only some of the many traps lying in wait for an uninformed buyer.

Severe consequences can result from an inexperienced conveyancing solicitor's erroneous leasehold advice.

A expert conveyancing solicitor in Cardigan will investigate aspects of the leasehold purchase, such as understanding regional and era-specific nuances of leases, dealing with freeholders and service charge records from the last three years.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - You can call our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Cardigan?

New build site

6 new build houses and flats were purchased in Cardigan last year, based on data from Her Majesty's Land Registry. The average sale price of new build properties in Cardigan is £172,333.

The legal work for buying a new build can be more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Cardigan must be conscious of local Cardigan issues and will need to report to clients on a number of issues, like dealing with fast exchange timeframes and checking planning conditions have been fulfilled.

Our expert new build team provide a specialist assessment of the legal status of the property, scrutinising contract factors like unreasonable leasehold terms and exponential ground rent and service charges (where applicable).

Ceredigion Conservation areas

If you are planning to purchase a home in one of Cardigan's conservation areas, the property will need to meet any conservation area constraints. These building controls, referred to as Article 4 Directions, could include restrictions on replacing windows, limitations on new outbuildings or restrictions on the use of cladding.

If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner carried out the alterations.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Cardigan.

Conveyancing - Selling a property in Cardigan

The legal process for a sale of a home is less complicated than when buying. With a property purchase, the obligation lies with the purchaser to confirm that the property they are purchasing can be mortgaged and is free from legal issues.

With a sale, conveyancing solicitors in Cardigan acting for the seller only need to answer enquiries made on behalf of the buyer.

What factors could threaten your sale?

Common issues, like restrictive covenants, can protract a transaction if they are ignored.

You shouldn't bury your head in the sand and hope the buyer's solicitor won't notice. Instead, get advice, face the issues head on, and find a solution promptly.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are rare) is significantly more time-consuming compared to a freehold house.

Conveyancing solicitors in Cardigan will also perform extra work, and this could include contacting the freeholder for the latest service charge accounts, through to ascertaining if a license to assign is required.

In order to resolve any leasehold issues faster, it is strongly advised that the seller instruct a conveyancer as soon as is practicable.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

You may want to instruct a property solicitor firm in Cardigan to carry out your conveyancing, if one of our conveyancing solicitors is acting for the other side.

Local Cardigan conveyancing solicitor directory

  • Lewis Lewis & Company Limited, Siambre Pendre, 20 Pendre, Cardigan, Ceredigion, SA43 1JT
  • Morgan & Richardson Cyf Limited, 7 St. Mary Street, Cardigan, Dyfed, SA43 1HB
  • George Davies and Evans Limited, Castle Chambers, Grosvenor Hill, Cardigan, Ceredigion, SA43 1HX
  • Taylor Lewis Solicitors, Bingham House, Pendre, Cardigan, Dyfed, SA43 1JU
  • Welch & Co (Solicitors) Ltd, Mercantile Building, 5 Castle St, Cardigan, Ceredigion, SA43 3AB

Conveyancing - Remortgaging a property in Cardigan

Homeowners remortgage a home for a number of reasons, such as consolidating loan repayments, or moving from a tracker to a fixed-rate. The most common reason, however, is to get a lower interest rate.

Homeowners can benefit from a better rate earlier by using a more proactive conveyancing solicitor in Cardigan. They will work to reduce the processing time of the conveyancing. With rate rises hard to predict, fast conveyancing can play a key role in securing the rate you want.

Your property lawyer needs to be able to act for the new lender. Quittance Conveyancing are on the panel for all major UK lenders. So whether you are changing to a fixed-rate mortgage with Santander or to a joint mortgage with the Furness Building Society, we can help.

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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