Updated: October 12, 2018

Llandrindod Wells conveyancing solicitor fees

No Move, No Fee conveyancing in Llandrindod Wells

Conveyancing solicitor fees are what you pay to your Llandrindod Wells conveyancing solicitor for the legal work associated with moving home.

How are Llandrindod Wells conveyancing fees calculated?

Some conveyancing solicitors in Llandrindod Wells work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Sale, No Fee conveyancing basis, with no nasty surprises in the small print. Your quote will set out exactly what you will be charged when your property transaction has completed.

What are disbursements?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as leasehold information packs or Stamp Duty.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Llandrindod Wells cost?

Llandrindod Wells conveyancing solicitor fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and specific extra searches, e.g. transport searches, may be necessary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Llandrindod Wells

The legal work for a property purchase needs a Llandrindod Wells conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from defective property title (e.g. the title is subject to an estate contract) to historic flooding affecting the future saleability of the property.

The conveyancer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

The following section discusses the property types that carry additional risk for homebuyers searching for conveyancing solicitors in Llandrindod Wells.

Your Llandrindod Wells conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like Ulster Bank or a large lender such as the Co-operative Bank, before appointing a Llandrindod Wells conveyancing solicitor it is paramount that you confirm that they can act on behalf of your lender.

Quite a few lenders are only prepared to work with a restricted group of solicitors or licensed conveyancers. If your solicitor is not on the panel of your lender, the lender will require a different law firm to act in their interests.

The home buyer will usually need to pay this substitute lawyer's fees and the conveyancing process could take much longer.

Your purchase can be seriously delayed if you fail to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Searches (Powys County Council)

Residential property searches are enquiries made of government bodies by Llandrindod Wells conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Mortgagees also need searches to be submitted. These include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Powys County Council
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

You will be notified if your lender needs any more searches, such as a radon gas search or a more detailed environmental report.

The typical delivery time for property searches delivered by Powys County Council is 15 weeks, so your conveyancer will instead use a quicker local search agent.

Planning issues

Office copies will also be applied for from HM Land Registry by your conveyancing solicitor. This will help to reveal any issues. These issues could include rights or restrictions on how the property may be used or the title plan showing only very general boundaries.

Powys County Council Council Tax

Powys County Council calculate council tax on Llandrindod Wells homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, a home in the Powys County Council area in Valuation Band B would pay £1,144 per annum.

Llandrindod Wells conveyancing solicitors will inform the buyer of the property'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 reduces the tax due to 75% which would equal £858.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property was left empty by a bankrupt person. Property constructed after 1991 is assessed and given a band by the Valuation Office Agency.

Band Powys County Council Tax (2018)
A £980
B £1,144
C £1,307
D £1,471
E £1,797
F £2,124
G £2,451
H £2,941
I £3,431

Is your new home in the wrong band?

To challenge your banding contact:

Valuation Office Agency
Darwin House
2 The Mount
Shrewsbury
SY3 8PU
Shropshire

In 2016/17, 80 council tax challenges were made. 40 resulted in a reduction.

Stamp Duty on Llandrindod Wells properties

SDLT is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical homebuyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

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

See Stamp Duty Land Tax examples for properties in Llandrindod Wells:

  Average sale price (2017) SDLT
Average price £176,763 £1,035.26
Average price (detached) £203,099 £1,561.98
Average new build £178,800 £1,076.00

Stamp duty relief for first-time buyers in Llandrindod Wells

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Homeowners must pay a higher rate of SDLT when buying a second property. Following the example above, if a homeowner bought a second property in Llandrindod Wells for the average price of £176,763 the SDLT would be £8,838.15.

Llandrindod Wells conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Llandrindod Wells

New build site

The pitfalls associated with purchasing a leasehold flat in the UK are well publicised. The numerous common problems lying in wait for an uninformed buyer can include:

  • freeholds sold without first refusal to leaseholders
  • costly and undisclosed major works
  • unfair developer practices
  • ground rent multipliers
Incomplete leasehold information, delivered by a lawyer lacking in specialist knowledge, could have serious financial implications.

A good conveyancing solicitor in Llandrindod Wells will consider potential leasehold issues, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • current-year service charge estimates
  • dealing with freeholders and managing agents
  • flats in the same block with disparity between their leases

Make sure 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 Llandrindod Wells?

House under construction

5 brand new properties were purchased in Llandrindod Wells last year, (source: Land Registry). The average price for Llandrindod Wells new builds is £178,800.

Acquiring a new build can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Llandrindod Wells needs to be aware of local Llandrindod Wells factors and should investigate several key issues, such as handling unreasonable delays and verifying rights of access.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal title of the property, with close attention paid to issues ranging from the home's subsequent marketability to an assessment of other risks, such as future local development.

Powys Conservation areas

If you are buying a property in a conservation area in Llandrindod Wells, the property must be compliant with any local conservation area building controls. Referred to as Article 4 directions, these building controls could include restrictions on replacing windows, restrictions on extensions normally within Permitted Development rights or general restrictions governing the use of unsympathetic materials.

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Llandrindod Wells.

Conveyancing - Selling a property in Llandrindod Wells

Conveyancing for a house sale is more straightforward than for a property purchase. When a house or flat changes hands, the principle of 'buyer beware' means that the onus lies with the purchaser to verify that the property's title does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Llandrindod Wells acting for the current owner need only answer the buyer's solicitor's formal enquiries.

Why do sales fall through?

Common issues, like missing planning permission or problems with a party wall agreement, have the potential to frustrate the sale process.

It is best not to procrastinate as it is the buyer's solicitor's job to spot problems. The best course of action is to get professional advice, face the issues head on, and find a solution promptly.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (leasehold houses are not common) is much more protracted than for a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Llandrindod Wells. This can involve collating an up-to-date service charge statement or a copy of the lease.

To speed up the leasehold conveyancing process, it is strongly advised that you contact a lawyer with leasehold experience as soon as an estate agent is chosen.

Can your conveyancing solicitors act for both the buyer and the seller of the same house?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a property sale. CLC-regulated conveyancers, however, can act for both parties.

If you are buying or selling a home in Llandrindod Wells, and we are acting for the other side, you could contact a property solicitor firm in Llandrindod Wells to carry out your legal work.

Local Llandrindod Wells conveyancing solicitor directory

  • Dilwyns Limited, Oxford Chambers, Temple Street, Llandrindod Wells, Powys, LD1 5DL
  • Geraint Jones & Co Ltd, 1 Emporium Buildings, Temple Street, Llandrindod Wells, Powys, LD1 5DL
  • Morris and Bates Limited, Emporium Building, Station Crescent, Llandrindod Wells, Powys, LD1 5BD
  • Margraves Solicitors, Old Court Chambers, Spa Road, Llandrindod Wells, Powys, LD1 5EY
  • Bridger & Co Limited, Highgrove, Llanyre, Llandrindod Wells, LD1 6EA

Conveyancing - Remortgaging a property in Llandrindod Wells

Homeowners remortgage their home for a variety of reasons, such as moving from a standard variable rate (SVR) to a fixed-rate, or funding a one-off purchase. The main reason, however, is to reduce the monthly repayments.

A good conveyancing solicitor in Llandrindod Wells 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 crucial factor in getting the mortgage rate you want.

The property lawyer will need to act for both you and the mortgage provider, in order to confirm the change of lender is recorded at the Land Registry and 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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