Updated: October 12, 2018

Cwmbran conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cwmbran

Conveyancing solicitor fees are paid your Cwmbran conveyancing solicitor for the legal work associated with buying or selling a property.

Are Cwmbran conveyancing fees and costs fixed?

Some conveyancing solicitors in Cwmbran work on a price per hour basis. Our solicitors work on a fixed No Sale, No Fee basis, with no nasty surprises in the small print. Your quote sets out exactly what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as identity verification checks or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees

How much will conveyancing in Cwmbran cost in total?

Whilst conveyancing fees in Cwmbran will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

With Quittance, there are no hidden fees or nasty surprises. For a standard conveyancing transaction, the fees we quote are the fees 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 Cwmbran

When carrying out the legal work for a homebuyer, a Cwmbran conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

The conveyancer will offer professional advice after making their enquiries, offer practical solutions and confirm that the Land Registry's record of the property is updated.

This article discusses the types of residential property which may involve additional risk for people who need conveyancing solicitors in Cwmbran for a purchase.

Your Cwmbran conveyancing solicitor must be lender-approved

There are many lenders, from a large lender such as Sainsbury's Bank, to a financial institution like Ulster Bank. Before selecting a Cwmbran conveyancing solicitor, it is vital that you check that they can represent your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some banks and building societies will only accept a restricted panel of solicitors or licensed conveyancers that have achieved certain benchmarks.

If that is the case, the lender will require a second law firm to complete the legal work, and you will usually need to pay this substitute solicitor's costs. Resulting delays can jeopardise the whole purchase.

Failing to check the lender panel membership of your conveyancer can result in significant delays.

Our solicitors can act for all mortgage lenders.

Residential Property Searches (Torfaen County Borough Council)

Residential property searches will be applied for by Cwmbran conveyancing solicitors to identify any significant issues that might impact how much the property you are buying will be worth. They include:

  • Local Authority search - includes the LLC1 and CON29 which includes whether there is a certificate of compliance for replacement windows
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - describes the insurance to protect against any liability owed by Cwmbran properties for local parish repairs.

Additional searches, such as a radon gas search or a mining search, may also be advised in the initial search results.

Torfaen County Borough Council has a typical lead time of 7 weeks for Residential property searches. Your lawyer could instead use faster personal searches.

Planning issues

Official Entries will also be obtained from HM Land Registry by your conveyancing solicitor. This will help to highlight any planning issues. Examples of these include the title plan showing only very general boundaries or limits on the development of the property.

Torfaen County Borough Council Tax

Torfaen County Borough calculate council tax on Cwmbran homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band C, for example, would owe annual council tax of £1,357.

A conveyancing solicitor in Cwmbran will inform the buyer of the home'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 £1,018.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the resident is living in long term residential care.

Band Torfaen County Borough Tax (2018)
A £1,018
B £1,187
C £1,357
D £1,526
E £1,865
F £2,205
G £2,544
H £3,053
I £3,561

Is it possible to appeal?

To challenge your banding contact:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
Llanishen
Wales
CF14 5GR

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Cwmbran properties

If your home costs more than £125,000 then you will have to pay Stamp Duty Land Tax.

The SDLT1 form is seven pages long, and HMRC (formerly Inland Revenue) fines those who delay in completing and returning it.

Quittance's case management system ensures that the critical SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See SDLT examples for homes in Cwmbran:

  Average selling price (2018 to date) SDLT
Average price £146,035 £420.70
Average price (detached) £255,126 £2,756.30
Average new build £150,000 £500.00

Stamp duty relief for first-time buyers in Cwmbran

First-time buyer stamp duty relief is available on property purchases below £300,000. If you are buying a second home for more than £40,000 then you will have to pay a higher rate of 3%. For example, if a property owner bought a second home in Cwmbran for the average price of £146,035 the SDLT would be £7,301.75.

Cwmbran conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Cwmbran

New build site

The potential risks of purchasing a leasehold property should be of serious concern for buyers of leasehold property. The many potential complications awaiting an uninformed buyer include restrictions on the use of the property, undisclosed major works and doubling ground rents.

Severe consequences can result from a less-experienced solicitor's failure to give good leasehold advice.

A expert conveyancing solicitor in Cwmbran will consider potential leasehold issues, for example managing agent practices, reviewing the lease itself (leases can be 10's or even 100's of years old) and unexpired lease terms.

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Cwmbran?

New build site

The average purchase price of a new build property in Cwmbran is £150,000. 1 new build properties have been bought in Cwmbran in 2018 so far.

A new-build conveyancing solicitor in Cwmbran needs to be conscious of regional factors and the specific issues associated with new build, e.g. checking the suitability of new build insurance and verifying rights of easements.

Quittance Conveyancing deliver an independent appraisal of the property's legal status, and in particular concerns ranging from unfair leasehold conditions to exponential ground rent and service charges (where applicable).

Conservation areas in Torfaen

Whether you are looking for Tudor-style or Edwardian architecture, moving to a conservation area should mean that the street's character will not drastically alter. However, conservation area building controls will affect your house.

Referred to as Article 4 directions, these restrictions may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

If a property is in breach, you could be required by law (as the new owner) to pay for returning the property to a compliant state, 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 Cwmbran.

Conveyancing - Selling a property in Cwmbran

The legal work involved in a house sale usually requires less work than for a purchase. The buyer's conveyancer does a detailed investigation into the property and its legal title. Conveyancing solicitors in Cwmbran acting for the seller essentially just collates requested paperwork (e.g. warranties and certificates) and answers the buyer's questions .

How to minimise the risk of your sale falling through

A property will often come with a broad spectrum of possible issues (such as a complex 'Green Deal' or excessive ground rent) that have the capacity to prolong a purchase for weeks (or worse).

Don't put off finding a solution and hope any such problems will go away, instead get professional advice, face the issues head on, and find a solution as soon as you can.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The conveyancing process for a leasehold property is quite a lot more complex than for a freehold property.

Cwmbran conveyancing solicitors will also perform extra work, such as contacting the freeholder for managing agent information, through to a copy of the service charge budget for the current year.

To reduce leasehold-related delays, it is recommended that the vendor contact a conveyancer as soon as possible.

Can Quittance conveyancers act for both parties?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a property sale.

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

Local Cwmbran conveyancing solicitor directory

  • Rubin Lewis O'Brien LLP, Gwent House, Gwent Square, Cwmbran, Torfaen, NP44 1PL
  • Newbold Solicitors, 9 Avondale Estate, Cwmbran, Torfaen, NP44 1UG
  • Premiumstar Limited, Tintern House, William Brown Close, Llantarnam Industrial Park, Cwmbran, Gwent, NP44 3AB
  • Stephens Wilmot Ltd, Ty Glyn, William Brown Close, Llantarnam Park, Cwmbran, Gwent, NP44 3AB

Conveyancing - Remortgaging a property in Cwmbran

By far the most common reason homeowners remortgage is to save money with a lower rate. There are a number of other reasons to remortgage, such as funding a one-off purchase, or switching from interest-only to repayment.

An efficient conveyancing solicitor in Cwmbran will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

So that they can confirm that the lender's interests are protected, a property lawyer will act for both you and the 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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