Updated: October 12, 2018

Carmarthen conveyancing solicitor fees

No Move, No Fee conveyancing in Carmarthen

Conveyancing solicitor fees are the amounts you pay your Carmarthen conveyancing solicitor for the legal work associated with moving home.

Are Carmarthen conveyancing fees and costs fixed?

Some conveyancing solicitors in Carmarthen work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as identity verification checks or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will conveyancing in Carmarthen cost in total?

Carmarthen conveyancing solicitor fees should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as a flood plain search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. 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 Carmarthen

As a key part of the legal work for a property purchase, the Carmarthen conveyancing solicitor will look into the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.

The purchaser's solicitor will offer suggestions and advice once their enquiries are complete, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.

The following section provides invaluable advice for buyers who need conveyancing solicitors in Carmarthen.

Your Carmarthen conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from Secure Trust, Santander or any other lender, before you choose a Carmarthen conveyancing solicitor it is vital that you check that they can act on behalf of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders are only happy to work with a selected list (their 'panel') of firms.

If this is the case, the lender will likely require a second legal firm to complete the legal work, and you will usually need to pay this substitute lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Your property transaction could be threatened by failing to confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors can act on behalf of all mortgage providers.

Carmarthenshire County Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Carmarthen conveyancing solicitors to help uncover relevant information about your new home.

Searches are firstly carried out to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Buyers will be informed if your chosen lender insists on any additional searches, e.g. a highways search or a more detailed environmental report.

The approximate delivery time for LA searches obtained from Carmarthenshire County Council is 6 weeks, so quicker regulated searches will be recommended.

Checking planning permission status

Your conveyancing solicitor will also obtain the Title Register from HMLR, assisting with the identification of any planning issues, for example outbuildings missing from the title plan or restrictions that limit alterations.

Carmarthenshire County Council Council Tax

The council tax paid by a homeowner is based on various factors such as the number of occupants aged over 18 and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance a house in the Carmarthenshire County Council area in Valuation Band D would pay £1,500 per annum.

Carmarthen conveyancing solicitors will inform a buyer of the property's band as soon as 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 £1,125.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property is a hall of residence.

Band Carmarthenshire County Council Tax (2018)
A £1,000
B £1,167
C £1,334
D £1,500
E £1,834
F £2,167
G £2,501
H £3,001
I £3,501

Is your new home in the wrong band?

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. To challenge your banding contact:

Valuation Office Agency
Government Buildings
Picton Terrace
SA31 3BT

Stamp Duty on Carmarthen properties

If a home is valued at over £125,000, the buyer usually must pay SDLT. Completing the SDLT1 form yourself is a daunting prospect and not for those unfamiliar with it.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See table below for SDLT examples for homes in Carmarthen:

  Average sale price (2017) Stamp Duty
Average price £195,610 £1,412.20
Average price (detached) £238,953 £2,279.06
Average new build £201,547 £1,530.94
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. E.g. if a second home was bought for £195,610 then the SDLT including the surcharge would be £9,780.50. .

Stamp duty relief for first-time buyers in Carmarthen

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Carmarthen conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Carmarthen

New build site

The drawbacks of buying a leasehold property in England or Wales are well documented. Numerous technical issues may be lying in wait for the unsuspecting buyer, such as:

  • sinking fund issues
  • spiralling ground rents
  • excessive freehold premiums
Inaccurate leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

A good conveyancing solicitor in Carmarthen will consider potential leasehold issues, including reviewing the lease itself (many leases are decades old), managing agent or landlord enquiries and service charge records from the last three years.

Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Carmarthen?

Building site

The average sale price of a new build property in Carmarthen is £201,547, according to information compiled by HMLR. 43 new build houses and flats were purchased in Carmarthen last year.

A new-build conveyancing solicitor in Carmarthen must be well-versed in regional considerations and new build-specific issues, including advising on mortgage offer flexibility for delayed completion, administering Help to Buy purchases and checking new build warranties with warranty providers, including NHBC, Building Zone and CRL.

Our new build team are specialists in representing buyers to achieve the best outcome and meeting short developer deadlines.

Conservation areas in Carmarthenshire

When acting for the purchaser of a property in Carmarthen, a conveyancing solicitor will check if the home is in one of Carmarthen's conservation areas. If it is, the property is affected by restrictions. These restrictions could include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

If a property is in breach, the local council could order the owner to pay for the work needed to make the home compliant, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Carmarthen

The conveyancing process on a sale of a house or flat is generally simpler than for a purchase. With a property purchase, caveat-emptor' means that the onus is on the buyer to verify that the title of the property is legally sound.

In contrast, for a sale, conveyancing solicitors in Carmarthen acting for the current owner just answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

Common hurdles, such as being situated on a flood plain, can potentially threaten a transaction if they are ignored.

Property experts almost always advise that sellers face such issues head on and fix them.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold flat or house is much more technical than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Carmarthen must carry out additional legal work, and this could include requesting the latest service charge and ground rent statement or any documents pertaining to a variation of the terms of the lease.

It would be prudent to get a solicitor as soon as possible, and preferably before going on the market, to mitigate (somewhat inevitable) leasehold delays.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a property sale and purchase.

You could contact a property solicitor firm in Carmarthen to undertake your conveyancing, if a Quittance solicitor is acting for the other side.

Local Carmarthen conveyancing solicitor directory

  • John Farr-Davies & Company, 3 Queen Street, Carmarthen, Dyfed, SA31 1JR
  • Hains & Lewis Limited, 32 Quay Street, Carmarthen, Carmarthenshire, SA31 3JT
  • Jcp Solicitors Limited, Ty Gelli Aur, 10 Quay Street, Carmarthen, Carmarthenshire, SA31 3JT
  • Red Kite Law LLP, 14-15 Spilman Street, Carmarthen, Dyfed, SA31 1SR
  • Ungoed-Thomas & King Limited, The Quay, Carmarthen, Dyfed, SA31 3LN

Conveyancing - Remortgaging a property in Carmarthen

The main reason people remortgage their home is simply to get a better rate. There are also any number of other reasons to remortgage, for example consolidating debts, or the existing lender having refused a payment holiday.

Homeowners would typically benefit from a better rate sooner by using a more efficient conveyancing solicitor in Carmarthen, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

It is vitally important that the property lawyer undertaking the legal work can also act for your chosen lender. Our conveyancing team are on all major UK lenders' panels. So no matter whether you are moving to a tracker with the NatWest or to a discounted-rate mortgage with the Monmouthshire 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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