Updated: October 12, 2018

Ceredigion conveyancing solicitor fees

No Move, No Fee conveyancing in Ceredigion

Conveyancing solicitor fees are what you pay to your Ceredigion conveyancing solicitor for the legal work involved in moving home.

Do Ceredigion conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Ceredigion carry out the legal work on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your conveyancing quote will explain all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as managing agent fees or Land Registry fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Ceredigion cost?

Though conveyancing fees in Ceredigion will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, additional region-specific searches, such as utilities searches, may be needed and council search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For standard conveyancing transactions, the conveyancing fee 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 considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Ceredigion

Ceredigion, known for centuries as Cardiganshire, was once a minor kingdom. The county prides itself on offering a beautiful and unspoilt natural landscape. It is mainly rural with over 50 miles (80 km) of coastline and a mountainous hinterland.

Ceredigion's largest town, Aberystwyth, lays claim to being the capital of Welsh culture; home to a lively university and the National Library of Wales. Government initiatives and local actions have helped Ceredigion develop opportunities in tourism, rural crafts, specialist food shops, farmers' markets and added-value food products. .

Conveyancing for home buyers

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

It remains, however, the duty of the conveyancing solicitor in Ceredigion to investigate the property, and feed the results of their enquiries back to the buyer, iron out any legal issues and ensure that the full legal ownership is transferred.

The content below examines the kinds of residential property which may involve additional risk for people who want conveyancing solicitors in Ceredigion for a purchase.

Your Ceredigion conveyancing solicitor must be lender-approved

There are many lenders, from a large lender such as Barclays Bank, to a niche mortgage lender like Ahli United Bank. Before choosing a Ceredigion conveyancing solicitor, it is critical that you make sure that they are on the approved solicitor panel of your chosen lender.

Many banks and building societies are only prepared to work with a select panel of firms that match certain criteria. If a conveyancer is not on the panel of your chosen lender, the lender will probably need a second law firm to complete the legal work.

You will usually need to pay this alternate solicitor's costs, and the conveyancing process can take much longer.

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

Quittance Conveyancing can act for all banks and other lenders.

Property Searches (Ceredigion County Council)

Searches are questions submitted to public bodies by Ceredigion conveyancing solicitors to identify issues affecting the property being purchased. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there is a Tree Preservation Order at the property
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be made aware if your mortgage lender needs any additional searches, such as an HS2 search or a more detailed plan search.

Homebuyers should anticipate a wait of approximately 7 weeks for Local Authority searches from Ceredigion County Council, so your conveyancer will recommend using a faster search agent.

Planning issues

Official Entries will also be applied for from the Land Registry by the buyer's conveyancing solicitor. This will help to highlight potential planning issues, for example restrictive covenants governing the use of the property or errors on the title plan.

Ceredigion County Council Council Tax

Ceredigion County Council calculate council tax on Ceredigion homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance the occupier of a Band D property in the Ceredigion County Council area would pay annual council tax of £1,484.

A conveyancing solicitor in Ceredigion will inform the purchaser of the property's tax band once they have the Local Authority search results.

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 reduces the tax due to 75% which would equal £1,113.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the property is owned by a charity and is unoccupied. A property constructed after 1991 is assessed and allocated a band by the Valuation Office Agency (VOA).

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 lower my band?

To appeal contact:

Valuation Office Agency
Government Buildings
Picton Terrace
Carmarthen
Wales
SA31 3BT

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, of which 20 were upheld and refunds awarded.

Stamp Duty on Ceredigion properties

Given the complexity of the SDLT1 tax return form, only an experienced conveyancer would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.

Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125,000.

Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.

See examples for typical Ceredigion properties:

  Average selling price (2017) SDLT
Average price £197,389 £1,447.78
Average price (detached) £233,714 £2,174.28
Average new build £174,964 £999.28

Stamp duty relief for first-time buyers in Ceredigion

First-time buyer stamp duty relief is available on property purchases below £300k. Homeowners must pay a higher rate of SDLT when buying a second property. E.g. if a second property was bought for £197,389 then the SDLT including the surcharge would be £9,869.45. .

Ceredigion conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Ceredigion

New build site

Buying a leasehold home without knowing what you are getting into is risky. Numerous technical obstacles may be lying in wait for an uninformed purchaser, such as absent freeholders, undisclosed major works and increasing ground rents.

Serious consequences can result from a solicitor's bad leasehold advice.

A good conveyancing solicitor in Ceredigion will consider possible leasehold issues, such as :

  • reviewing the lease itself (many leases are decades old)
  • managing agent or landlord enquiries
  • service charge records from the last three years
  • complaints from neighbours
  • residents? management company

Ensure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Ceredigion?

House being built

34 new build homes were purchased in Ceredigion last year, (source: Land Registry). The average purchase price of Ceredigion new build properties is £174,964.

The legal work for purchasing a new build is considerably more complicated than buying a 'secondhand' home. Therefore a conveyancing solicitor in Ceredigion must be mindful of local considerations and will need to investigate several key factors, e.g. checking new build mortgage procedures are followed and verifying rights of access.

Our highly qualified new build team are experts in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Ceredigion Conservation areas

Whether you are planning to buy a period coach house or a Victorian family home, if the home is in a conservation area, your plans to develop the home might not be allowed by Ceredigion County Council.

These building controls, called Article 4 Directions, may include anything from restrictions on the removal or addition of front boundary walls, to general restrictions governing the use of unsympathetic materials.

If a property is in breach, the local authority can instruct the owner to 'undo' the recent changes, even if the changes were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Ceredigion's conservation areas.

Conveyancing - Selling a property in Ceredigion

The legal process for a sale of a home is generally simpler than for a purchase. The buyer's conveyancing solicitor undertakes an investigation on the property and its legal title. Conveyancing solicitors in Ceredigion acting for the seller, however, essentially just collects all documents and information relating to the property and answers the buyer's questions .

Why do sales fall through?

A property will frequently have a broad spectrum of potential roadblocks (for example an issue with noisy neighbours) that can jeopardise the conveyancing process.

Property experts will generally suggest to vendors that they face any such problems head on and fix them.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold

The legal work for a leasehold property is much more technical than for a freehold house.

Ceredigion conveyancing solicitors will also perform extra work, such as getting the latest service charge and ground rent statement, through to a copy of any health and safety assessment for the common parts.

It is highly recommended that the vendor contact a conveyancer as soon as is practicable to help mitigate often unavoidable leasehold delays.

Can Quittance conveyancers act for both parties?

A conveyancer regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale.

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

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Conveyancing - Remortgaging a property in Ceredigion

Homeowners remortgage a home for all sorts of reasons, for example wanting to borrow more, or moving to an offset mortgage. The most common reason, however, is to reduce the monthly repayments.

An efficient conveyancing solicitor in Ceredigion will complete the conveyancing quickly, meaning you move to your lower rate sooner. With rate rises anticipated, fast conveyancing can play a key role in securing the rate you want.

The property lawyer conducting the legal work should also be able to act for your chosen mortgage provider. Our conveyancers are panel members of all major banks and building societies. So whether you are changing to a fixed-rate mortgage with Britannia or to a fixed-rate mortgage with the Barnsley 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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