Updated: October 12, 2018

Carmarthenshire conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Carmarthenshire

Conveyancing solicitor fees are the amounts you pay to your Carmarthenshire conveyancing solicitor for the legal work for a home sale or purchase.

How are Carmarthenshire conveyancing fees calculated?

Some conveyancing solicitors in Carmarthenshire offer services on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your quote explains exactly what you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like ID checks or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total Carmarthenshire solicitor conveyancing fees be?

Although conveyancing fees in Carmarthenshire will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a flood plain search, may be necessary and council search fees will vary.

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

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

Conveyancing - Buying a property in Carmarthenshire

Carmarthenshire in south-west Wales, is the largest of the thirteen historic counties of Wales. Its three largest towns are Llanelli (home to a number of manufacturing companies), Carmarthen and Ammanford.

Stretching from Carmarthen Bay in the south to the Brecon Beacons in the north, Carmarthenshire is a largely rural county, with a local economy focusing on agriculture, forestry, fishing and tourism. The county is also home to the National Botanic Gardens of Wales, activities like caving, abseiling, sailing, horse riding, canoeing, kayaking, fishing and cycling and some of Wales' longest beaches.

Conveyancing for buyers

When carrying out the conveyancing for a homebuyer, the Carmarthenshire conveyancing solicitor will carry out due diligence on the title of the property and report back to the buyer and the lender.

Once their enquiries are complete the solicitor will offer suggestions and advice and will help with resolving any problems and confirm that the Land Registry's record of the property is updated.

This section of the article examines those areas of the legal process for conveyancing solicitors in Carmarthenshire requiring specialist legal knowledge.

Your Carmarthenshire conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from the Buckinghamshire Building Society, TSB or any other lender, before you choose a Carmarthenshire conveyancing solicitor it is essential that you check that they are on the approved panel of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some mortgage lenders will only work with a restricted panel of solicitors or licensed conveyancers.

Should this be the case, the lender will likely require an alternative legal firm to carry out the legal work, and you will be expected to pay this alternative solicitor's fees. This can mean the process takes much longer.

The conveyancing process can be seriously delayed if you fail to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are on the panel of all mortgage lenders.

Searches (Carmarthenshire County Council)

Property searches are questions asked of various bodies by Carmarthenshire conveyancing solicitors to identify information and potential issues affecting your new home.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your mortgage lender wants any further searches, for example a more detailed flood report or a ground stability report.

The estimated processing time for conveyancing searches supplied by Carmarthenshire County Council is 6 weeks, so faster personal (as opposed to official) searches will be recommended.

Planning searches

Your conveyancing solicitor will obtain official entries from HMLR. This will help to reveal any planning issues, for example restrictions that limit alterations or outbuildings lying outside the boundary.

Carmarthenshire County Council Council Tax

As a homeowner in Carmarthenshire, 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. E.g. for an average Tax Band C property in Carmarthenshire, the amount of council tax due would be £1,334.

A conveyancing solicitor in Carmarthenshire will inform a buyer of the property's band once they have the Local Authority search results.

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 £1,000.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch.

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

Are you about you buy a home in the wrong council tax band?

To appeal contact:

Valuation Office Agency
Government Buildings
Picton Terrace
SA31 3BT

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

Stamp Duty on Carmarthenshire properties

SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable.

Quittance ensure that the complex SDLT1 form is completed accurately and without delay.

This table sets out SDLT for typical property in Carmarthenshire:

  Average selling price (2018 to date) SDLT
Average price £144,922 £398.44
Average price (detached) £204,603 £1,592.06
Average new build £108,998 £0.00

Stamp duty relief for first-time buyers in Carmarthenshire

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. So if a second home was bought for £144,922 then the stamp duty total will be £7,246.10.

Conveyancing solicitors in Carmarthenshire will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Carmarthenshire

New build site

It can be costly to buy a leasehold property without knowing what you are getting into. Unreasonable ground rents, incomplete management company accounts and absent freeholders are only some of the frequent complications lying in wait for an uninformed purchaser.

Serious consequences can result from a less-experienced conveyancer's bad leasehold advice.

If you intend to purchase a house or flat with a lease, a specialist conveyancing solicitor in Carmarthenshire will address aspects of leasehold, for example :

  • reviewing the lease itself (many leases are decades old)
  • ground rents and service charges
  • managing agent practices
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)
  • proposed major works (Section 20 notices)

Ensure that you are fully-informed regarding your planned purchase - You can call our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Carmarthenshire?

New build building site

Based on local Land Registry statistics, the average purchase price of a new build property in Carmarthenshire is £108,998. 6 brand new properties have been bought in Carmarthenshire in 2018 so far.

A new-build conveyancing solicitor in Carmarthenshire must be familiar with Carmarthenshire-specific factors and new build-specific issues, such as ensuring new estate roads are adopted and handling deposits.

Our expert new build team provide a specialist assessment of the legal status of the property, and in particular issues ranging from the home's subsequent resaleability to exponential ground rent and service charges (where applicable).

Conservation areas

If you are intending to buy a house in a conservation area in Carmarthenshire, the property will need to meet any conservation area conditions. These conditions can include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

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

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

Conveyancing - Selling a property in Carmarthenshire

The conveyancing process on a property sale is much simpler than when buying. The buyer's conveyancing solicitor has to carry out a thorough investigation on your home. Conveyancing solicitors in Carmarthenshire acting for the seller essentially just answers the buyer's questions.

Factors that could delay or endanger the process

Issues, like not having a building regulations completion certificate or being in an area threatened by local development, might frustrate a sale if they are ignored.

You shouldn't bury your head in the sand, hoping the issue will fix itself. The best course of action is to get legal advice and tackle it promptly.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat or house is quite a lot more complex in comparison with a freehold house.

Carmarthenshire conveyancing solicitors will also need to carry out additional work, for example requesting a copy of the lease, through to a copy of the insurance policy schedule.

It is strongly advised that you instruct a property lawyer as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.

What if Quittance is already acting for the other side?

Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.

You could contact a property solicitor firm in Carmarthenshire to undertake your conveyancing, if we are acting for the other side.


Conveyancing - Remortgaging a property in Carmarthenshire

Whilst homeowners consider remortgaging for a range of reasons, people will generally remortgage their home to get a more affordable interest rate.

Homeowners can benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Carmarthenshire, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

It is vitally important that the property lawyer handling your remortgage can also act for your chosen mortgage provider. Quittance Conveyancing are on all major lenders' panels. So whether you are moving to an offset mortgage with the Royal Bank of Scotland or to a long-term fixed mortgage with the Manchester Building Society, we can assist.

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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