Updated: October 12, 2018

Haverfordwest conveyancing solicitor fees

No Move, No Fee conveyancing in Haverfordwest

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Haverfordwest for the legal work involved in moving home.

Are Haverfordwest conveyancing fees and costs fixed?

Some conveyancing solicitors in Haverfordwest work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase completes.

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 the costs incurred by the solicitor on your behalf, such as telegraphic transfer fees or bankruptcy searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Haverfordwest cost?

Whilst conveyancing fees in Haverfordwest will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as a commons registration search, may be necessary.

With Quittance, there are no hidden fees or nasty surprises. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. 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 Haverfordwest

Caveat emptor (buyer beware), was a fundamental principle of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, the buyer still will need to investigate their intended purchase.

The conveyancing solicitor in Haverfordwest will give advice once their enquiries are complete, help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

The following section considers those areas of the buying process for conveyancing solicitors in Haverfordwest where additional expertise is useful.

Your Haverfordwest conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a major lender such as Santander, to a financial institution like the Family Building Society. Before you select a conveyancing solicitor in Haverfordwest, it is paramount that you confirm that they are on the approved panel of your chosen lender.

Many mortgage lenders will only work with a select group (often referred to as a 'panel') of law firms that meet strict criteria. If a conveyancer can't act for your chosen lender, the lender will need a second firm to act in their interests.

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

Failing to confirm your property lawyer's lender panel status could mean serious delays.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage providers.

Pembrokeshire Council searches and other searches

Searches are questions submitted to public bodies by Haverfordwest conveyancing solicitors to provide information about your planned purchase.

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

Buyers will be informed if your lender requires any additional searches, e.g. a highways authority search or a ground stability report.

Pembrokeshire Council has an estimated delivery time of 11 weeks for searches. A private search company will be able to provide this information sooner.

Checking planning permission status

The buyer's conveyancing solicitor will source an 'Official Copy of the Title Register' from HM Land Registry. This will help to highlight any issues. These issues could include rights or restrictions on how the property may be used or errors on the title plan.

Pembrokeshire Council Council Tax

Council tax is calculated by Pembrokeshire Council on property value and the number of people living in the property. For example, for an average Valuation Band B property in Haverfordwest, the amount due would be £974 per year.

Haverfordwest conveyancing solicitors will inform a purchaser of the property's band once they are made aware.

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 £731.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an inhabitant is an 18 year old for whom child benefit is payable. New build property is assessed by the Valuation Office Agency and allocated a council tax band.

Band Pembrokeshire Council Tax (2018)
A £835
B £974
C £1,113
D £1,252
E £1,531
F £1,809
G £2,087
H £2,505
I £2,922

Is your new home in the wrong band?

To challenge your banding contact:

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 were upheld and the tax was reduced.

Stamp Duty on Haverfordwest properties

Steep fines await those who miss the stamp duty payment deadline. The current stamp duty threshold for residential properties is £125k.

Quittance's state-of-the-art case management system are fully integrated with HMRC's electronic filing systems.

See table below for Stamp Duty Land Tax examples for properties in Haverfordwest:

  Average selling price (2017) Stamp Duty
Average price £181,208 £1,124.16
Average price (detached) £222,465 £1,949.30
Average new build £156,620 £632.40
Following the autumn statement, second home buyers have had to pay a 3% SDLT surcharge. E.g. if a second property was bought for £181,208 then the SDLT including the surcharge would be £9,060.40. .

Stamp duty relief for first-time buyers in Haverfordwest

Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k.

Conveyancing solicitors in Haverfordwest should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Haverfordwest

New build site

Buying a leasehold property is not as straightforward as purchasing a freehold property. There are any number of potential traps that may be lying in wait for an uninformed buyer, including:

  • overpriced managing agent packs
  • ground rent multipliers
  • onerous covenants
Incomplete leasehold information, delivered by a property lawyer with limited leasehold experience, could have serious financial consequences.

A competent conveyancing solicitor in Haverfordwest will consider possible leasehold issues, for example :

  • reviewing the lease
  • dealing with landlords
  • annual statements of account and budgets for service charges
  • rights issues
  • missing building regs and planning

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Haverfordwest?

House under construction

According to data gathered by HM Land Registry, 1 new build houses and flats have been bought in Haverfordwest in 2018 so far. The average value of a new build property in Haverfordwest is £82,500.

A new-build conveyancing solicitor in Haverfordwest will need to be familiar with both local Haverfordwest considerations as well as the added complexities associated with new build, e.g. ensuring new estate roads are adopted and dealing with delays associated with off-plan.

Our expert new build team provide an impartial appraisal of the legal title of the house or flat, paying close attention to issues ranging from onerous leasehold conditions to an assessment of other risks, such as contaminated land hazards.

Conservation areas in Pembrokeshire

If you are purchasing a residential property in one of Haverfordwest's conservation areas, the property must not breach any conservation area restrictions. Called Article 4 directions, these restrictions can 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, you could be required by law by the local authority to return the home to its earlier condition, even if the previous owner carried out the alterations.

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

Conveyancing - Selling a property in Haverfordwest

The legal side of a sale of a home is simpler than for a purchase. When a house or flat changes hands, the onus lies with the purchaser to confirm that the property's title is mortgageable and free from legal issues.

When selling, conveyancing solicitors in Haverfordwest acting for the person selling just answer questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

Obstacles, such as being situated on a flood plain, can easily prolong your home move.

Property specialists will generally suggest to sellers that they address such issues immediately.

Useful reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more protracted than for a more straightforward freehold house.

Conveyancing solicitors in Haverfordwest will also carry out additional work, which could include sourcing the latest service charge and ground rent statement, through to details of the length of leases of other flats in the block.

To reduce leasehold-related delays, it is recommended that the seller instruct a solicitor as soon as the property is marketed, if not before,.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Haverfordwest home, and a Quittance solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Haverfordwest to carry out your legal work.

Local Haverfordwest conveyancing solicitor directory

  • Red Kite Law LLP, 18-20 Old Bridge, Haverfordwest, Dyfed, SA61 2ET
  • Eaton-evans and Morris Limited, 12 High Street, Haverfordwest, Dyfed, SA61 2DB
  • Price & Son Limited, 33 Hill Lane, Haverfordwest, Dyfed, SA61 1PS
  • RTP Williams Limited, 35 High Street, Haverfordwest, Pembrokeshire, SA61 2BW
  • Jcp Solicitors Limited, Oak Corner, Haverfordwest Business Centre, Merlins Court, Winch Lane, Haverfordwest, Dyfed, SA61 1SB

Conveyancing - Remortgaging a property in Haverfordwest

Reducing monthly repayments by finding a better rate is usually why people change lenders. There are other reasons, such as releasing capital to pay off other debts, or the existing lender having refused a payment holiday.

Homeowners can enjoy the benefits of a better rate earlier by using a more proactive conveyancing solicitor in Haverfordwest. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing your preferred rate.

The property lawyer handling the remortgage needs to be able to act for your chosen lender. Our conveyancers are on all major UK lenders' panels, so whether you are moving to a fixed-rate mortgage with Britannia or to a fixed-rate mortgage with the Coventry Building Society, our remortgage specialists 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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