Updated: October 12, 2018

Llanelli conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Llanelli

Conveyancing solicitor fees are what you pay to your Llanelli conveyancing solicitor for the legal work for a home sale or purchase.

How are Llanelli conveyancing fees calculated?

Some conveyancing solicitors in Llanelli work on a cost per hour basis. Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), 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.

Are there any other costs?

You must cover the cost of any 'disbursements', on top of the 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 managing agent fees or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total Llanelli solicitor conveyancing fees be?

Llanelli conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Llanelli

The conveyancing for a homebuyer will require the conveyancing solicitor in Llanelli to consider a wide range of issues. Examples of such issues are technical problems relating to the property title and the future saleability of the property.

The conveyancer will report their findings back to the buyer and the lender (where there is a mortgage), deal with any legal issues and make sure that the title is registered in the name of the new buyer.

The following discusses the kinds of residential property that may be of interest to homebuyers searching for conveyancing solicitors in Llanelli.

Your Llanelli conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a large lender such as Bank of Ireland, to a niche mortgage lender like GE Money Home Lending. Before you appoint a conveyancing solicitor in Llanelli, it is essential that you check that they can act for your chosen lender.

Quite a few mortgage lenders are only happy to work with a select group (often referred to as a 'panel') of law firms. If your conveyancer cannot act for your chosen lender, the lender will likely need a different firm to complete the legal work.

The buyer will be expected to pay this second lawyer's costs and the conveyancing process could take much longer.

Failing to confirm your property solicitor's lender panel status could jeopardise the sale.

Our conveyancing solicitors can act for all lenders.

Carmarthenshire County Council Council Tax

The amount of council tax a homeowner in Llanelli will pay to Carmarthenshire County Council will depend on the property's value and the number of residents. E.g. the occupier of a Band C home in the Carmarthenshire County Council area would pay annual council tax of £1,334.

A conveyancing solicitor in Llanelli will inform the purchaser of the property's band after this is confirmed by the searches.

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 £1,000.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency work out council tax bandings for new build properties, and where the owner has requested a revaluation.

Band Carmarthenshire County Council Tax (2018)
A £1,000
B £1,167
C £1,334
D £1,500
E £1,834
F £2,167
G £2,501
H £3,001
I £3,501

Could I be overpaying council tax?

A homeowner can ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. To appeal contact:

Valuation Office Agency
180 High St
Swansea
West Glamorgan
Wales
SA1 1JR

Stamp Duty on Llanelli properties

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value residential property. Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance Conveyancing's case management software integrates with electronic filing systems to ensure that the Stamp Duty Land Tax is settled quickly and with minimal fuss.

See examples for typical Llanelli properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £134,408 £188.16
Average price (detached) £199,808 £1,496.16
Average new build £156,136 £622.72

Stamp duty relief for first-time buyers in Llanelli

First-time buyer stamp duty relief is available on property purchases below £300,000. If you already own another home (including outside the UK)you will be subject to a 3% SDLT surcharge. Following the example above, if a homeowner bought a second home in Llanelli for the average price of £134,408 the SDLT would be £6,720.40.

Llanelli conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Llanelli

New build site

Buying a leasehold property is not as straightforward as buying a freehold home. The many potential traps lying in wait for an uninformed buyer could include doubling ground rents and excessive freehold premiums.

Poor leasehold guidance, from an inexperienced property lawyer, could have costly, long-term consequences.

A competent conveyancing solicitor in Llanelli will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • possible service charge shortfalls
  • managing agent or landlord enquiries
  • landlord/tenant disputes

Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Llanelli?

New build building site

2 new build homes have been bought in Llanelli in 2018 so far, according to the HM Land Registry. The average sale price of Llanelli new build properties is £71,500.

A new-build conveyancing solicitor in Llanelli must be familiar with local considerations and the complications associated with new build, such as squaring developer incentives with lenders and confirming Section 38 agreements.

Our highly qualified team of new build conveyancers are specialists in working to tight developer deadlines and new build purchases.

Conservation areas in Carmarthenshire

Whether you are intending to buy an 18th century stone cottage or a Georgian town house, if the home is in a designated conservation area, any changes you can make to the home might not be permitted by Carmarthenshire County Council.

These conditions could include:

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

If a property is in breach, you could be instructed by the local authority to return the home to its earlier condition, 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 Llanelli.

Conveyancing - Selling a property in Llanelli

The legal side of a property sale is more straightforward than when buying. The purchaser needs to carry out a detailed investigation into the property. Conveyancing solicitors in Llanelli acting for the seller essentially just collates information and responds to enquiries made by the buyer's solicitor .

What can you do to reduce the risk of an abortive sale?

Common hurdles, such as not being registered at the Land Registry or not being connected to the main sewers, can significantly prolong the sale process if not handled appropriately.

You shouldn't bury your head in the sand as it is highly unlikely that the problems won't be picked up - seek out professional help and deal with it as early as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold property is a great deal more involved than for a freehold house.

Llanelli conveyancing solicitors will also perform extra work, and this could include writing to the landlord for detailed managing agent information, through to reserve fund details.

It is recommended that the seller instruct a solicitor as soon as is practicable to mitigate (often inevitable) leasehold delays.

Can your conveyancing solicitors act for the buyer and the vendor of the same home?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations prevent a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a Llanelli property, and we are doing the legal work for the other side, you may wish to contact a law firm in Llanelli to carry out your legal work.

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Conveyancing - Remortgaging a property in Llanelli

By far the most common reason homeowners remortgage is to save money with a lower rate. Other reasons to consider remortgaging include wanting to borrow more, or moving to an offset mortgage.

A good conveyancing solicitor in Llanelli can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.

It is vitally important that the property lawyer carrying out the remortgage is also able to act for your preferred mortgage lender. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are changing to a lifetime tracker mortgage with the Bank of Scotland or to a long-term fixed mortgage with the Chelsea 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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