Updated: October 12, 2018

Ebbw Vale conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ebbw Vale

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Ebbw Vale for the legal work associated with moving home.

Do Ebbw Vale conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Move, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Ebbw Vale who work on an hourly-rate basis. Your quote explains exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty Land Tax or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Ebbw Vale cost in total?

Conveyancing solicitor fees in Ebbw Vale will not vary. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. utilities searches, may be needed and Local Authority Search fees can vary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ebbw Vale

In carrying out the conveyancing for a homebuyer, the Ebbw Vale conveyancing solicitor will investigate the title of the property and report back in detail to the buyer and the lender.

The conveyancer will offer professional advice once their enquiries are complete, deal with any legal problems and confirm that the legal title passes to the new owner.

This section examines those parts of the legal process for conveyancing solicitors in Ebbw Vale that demand specialist knowledge.

Your Ebbw Vale conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from the Family Building Society, NatWest or any other lender, before you select a Ebbw Vale conveyancing solicitor you need to check that they are on the approved solicitor panel of your chosen lender.

Quite a few lenders only accept a restricted group of legal firms that have achieved certain benchmarks. If your solicitor is not on the panel of your chosen lender, the lender will probably need a second law firm to carry out the legal work.

The home buyer will then have to cover this second solicitor's fees, and weeks could be added to the conveyancing process.

Significant delays can occur if you fail to check your solicitor's lender panel status.

Our conveyancing solicitors can carry out the legal work for all major and minor mortgage lenders.

Blaenau Gwent County Borough Council searches and other searches

Residential property searches are carried out by Ebbw Vale conveyancing solicitors to help identify problems that could undermine how much your house or flat will be worth.

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

Your solicitor will notify you if your mortgage lender insists on any more searches, for example a Crossrail search or a disadvantaged area search.

Property purchasers should anticipate a wait of around 19 weeks for Local Authority searches provided by Blaenau Gwent County Borough Council. In these circumstances, faster personal searches will be advisable.

Finding planning permissions

Official Entries will also be obtained from HMLR by the purchaser's conveyancing solicitor. This will help to expose planning issues. Examples of these include a restrictive covenant against certain alterations or a difference between the agent's floorplan and the title plan.

Blaenau Gwent County Borough Council Tax

The amount of council tax a homeowner in Ebbw Vale will pay to Blaenau Gwent County Borough will depend on the property's value and the number of residents. For instance for an average Band E residential property in Ebbw Vale, the council tax amount would be £2,234.

A conveyancing solicitor in Ebbw Vale will inform a purchaser of the home's tax band once they are themselves notified.

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 (25%) would reduce the tax due to £1,676.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if an occupier is an apprentice school leaver or YTS trainee.

Band Blaenau Gwent County Borough Tax (2018)
A £1,219
B £1,422
C £1,625
D £1,828
E £2,234
F £2,640
G £3,047
H £3,656
I £4,265

Is it possible to reduce my council tax band?

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

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
CF14 5GR

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.

Stamp Duty on Ebbw Vale properties

With some exceptions, if you purchase a property over the £125k threshold you will have to pay Stamp Duty Land Tax. Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for Ebbw Vale properties:

  Average selling price (2017) SDLT
Average price £102,330 £0.00
Average price (detached) £189,225 £1,284.50
Average new build - -

Stamp duty relief for first-time buyers in Ebbw Vale

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to a surcharge of 3%, even if the property is not rented out. So if a second home was bought for £102,330 then the SDLT total will be £3,069.90.

Conveyancing solicitors in Ebbw Vale should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Ebbw Vale

New build site

The risks of purchasing a leasehold property are of serious concern. The many potential problems lying in wait for an uninformed buyer can include:

  • doubling ground rents
  • freeholds sold without first refusal to leaseholders
  • sinking fund issues
  • reversionary interests
Poor leasehold guidance, from a solicitor who has only ever worked on freehold purchases, could lead to serious consequences.

A specialist conveyancing solicitor in Ebbw Vale will consider potential leasehold issues, such as :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • absent freeholders
  • ground rents and service charges
  • sinking funds

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Ebbw Vale?

New build site

- newly-constructed homes -, according to information compiled by HMLR. The average price for new build property in Ebbw Vale is -.

A new-build conveyancing solicitor in Ebbw Vale must be mindful of both local factors and new build-specific issues, such as checking planning conditions have been fulfilled, dealing with failures to arrange warranty provider inspections and working with warranty providers such as NHBC, LABC New Home Warranty and Trenwick International.

Our highly qualified team of conveyancers specialise in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.

Conservation areas in Blaenau Gwent

Whether you are looking for Tudor-style or Edwardian architecture, purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area building controls will affect your home.

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

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

If a property is in breach, the local authority can instruct the owner to 'undo' the recent changes, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Ebbw Vale

Conveyancing for a sale of a home is much easier than when buying. The buyer's solicitor has to carry out thorough due diligence on the legal title of your home, whilst conveyancing solicitors in Ebbw Vale acting for the vendor simply responds to enquiries made by the buyer's solicitor.

Factors that could delay or endanger the sale process

A property will often come with challenges (such as not being registered at the Land Registry) which may slow or frustrate the conveyancing process.

It is better not to hide from the issue as solicitors are trained to unearth any such issues. Instead, you should get legal advice and tackle it as early as possible.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is a great deal more protracted than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Ebbw Vale will usually undertake additional tasks. This can involve sourcing an up-to-date service charge statement or details of any unresolved disputes.

It is generally a good idea to instruct a solicitor as soon as possible to reduce delays associated with leasehold property. Waiting for a long-overdue managing agent response is the most common reason for a leasehold sale to fall through.

Can Quittance conveyancers act for both sides?

CLC-regulated conveyancers can act for both parties. However, SRA regulations restrict the same solicitor from working on behalf of both sides in a house sale and purchase.

You could contact a property solicitor firm in Ebbw Vale to undertake your conveyancing, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Ebbw Vale conveyancing solicitor directory

  • Fonsecalaw Limited, New County Buildings, 59 Bethcar Street, Ebbw Vale, Gwent, NP23 6HW
  • Behr & Co, Hollymount, 3 Market Square, Brynmawr, Ebbw Vale, Gwent, NP23 4AJ

Conveyancing - Remortgaging a property in Ebbw Vale

Whilst there are many reasons to consider remortgaging, homeowners will usually remortgage their home simply to get a better rate.

A good conveyancing solicitor in Ebbw Vale will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a key consideration when getting on to the rate you want.

A property lawyer will need to act for both you and the new lender to certify the mortgage provider's interests are protected.

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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