Award-winning No Move, No Fee conveyancing for Maesteg home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our award-winning No Sale, No Fee property lawyers help home buyers and sellers looking for conveyancing solicitors in Maesteg and across Glamorgan.
Quittance offer guaranteed fixed conveyancing fees, and because we focus on proactive communication between all parties, you will always stay informed about how your move is progressing.
If, for whatever reason, your move does not ultimately go ahead our no move no fee service means you won't incur any conveyancing solicitors' legal fees at all.
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Maesteg's most communicative conveyancing service
Nearly 1 in 2 of those contacted for an InfoTrack poll published in Legal Futures did not receive frequent enough updates from their solicitor.
The service quality charters of both the Law Society's CQS and the Council for Licensed Conveyancers are particularly concerned with resolving the issue of sub-standard conveyancing solicitor communication.
Even though conveyancing the Solicitors Regulation Authority are addressing the problem, according to a survey carried out by the Conveyancing Association, 0.25 of property purchases abort as the result of inadequate communication.
Quittance Conveyancing's Maesteg conveyancing solicitors provide an award-winning conveyancing service. We deliver to homemovers a proactive and informative legal service by email, phone and online, every day of the week:
- Cheapest Maesteg conveyancing solicitor fees
- Open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Smartphone-friendly case management technology
- Frequent updates via your preferred contact method (including SMS, phone and email)
- Your dedicated conveyancer's DDI and email address
Updated: October 12, 2018
Maesteg conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Maesteg
Conveyancing solicitor fees are the costs you pay to your Maesteg conveyancing solicitor for the legal work associated with buying or selling a property.
How are Maesteg conveyancing fees calculated?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Maesteg who carry out the legal work on a cost per hour basis. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.
Are there any other costs in addition to conveyancing fees?
In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like indemnity insurance or Stamp Duty.
How much will the total Maesteg solicitor conveyancing fees be?
Although conveyancing fees in Maesteg will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, such as transport searches, may be necessary and council search fees will vary.
With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Maesteg
As a key part of the conveyancing for a homebuyer, the Maesteg conveyancing solicitor will look into the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.
The buyer's solicitor will offer professional advice following their enquiries, iron out any legal issues and ensure that the full legal ownership is transferred.
This section provides invaluable advice for people looking for conveyancing solicitors in Maesteg for a purchase.
Your Maesteg conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a niche mortgage lender like Capital Home Loans or a large lender such as Sainsbury's Bank, before instructing a conveyancing solicitor in Maesteg it is vital that you check that they are on the approved solicitor panel of your chosen lender.
Your solicitor may be unable to act for your chosen lender, because some banks and building societies will only accept a selected list (their 'panel') of solicitors or licensed conveyancers.
Under these circumstances, the lender will likely require an alternative legal firm to complete the legal work, and you will be expected to pay this alternate solicitor's fees. The additional work can mean the process takes much longer.
Our solicitors can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Bridgend County Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Maesteg conveyancing solicitors to identify issues affecting the home you want to buy.
Mortgage lenders typically also require conveyancing searches to be submitted. These include:
|Local Authority (LA) search||includes a list of planning decisions that could affect the property|
|Drainage & Water search||identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Chancel repair liability||describes the insurance to protect against any liability owed by Maesteg properties for local parish repairs.|
More specific searches, such as a highways authority search or a disadvantaged area search, may also be recommended depending on the contents of the standard searches.
Buyers should expect to wait up to 12 weeks for property searches ordered from Bridgend County Borough Council, so faster personal searches will be preferred.
Checking planning status
The buyer's conveyancing solicitor will request an Official Copy of the Title Register from the Land Registry. This will help to identify any potential issues, for example outbuildings lying outside the boundary or restrictions that limit alterations.
Bridgend County Borough Council Council Tax
The amount of council tax a homeowner in Maesteg will pay to Bridgend County Borough Council will depend on the property's value and the number of residents. For instance for an average Valuation Band D property in Maesteg, the amount payable would be £1,676 per year.
A conveyancing solicitor in Maesteg will inform the buyer of the home's tax band as soon as 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 reduces the tax due to 75% which would equal £1,257.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where the property is occupied solely by students. The Valuation Office Agency (VOA) assess council tax bands for new build homes, and where the owner has requested a revaluation.
|Band||Bridgend County Borough Council Tax (2018)|
In the financial year 2016/17, 50 council tax challenges were made, and 10 resulted in a reduction. To challenge your banding contact:
Valuation Office Agency
180 High St
Stamp Duty on Maesteg properties
Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to HM Revenue & Customs. It is due on properties bought for over £125,000. The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.
With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See table below for Stamp Duty Land Tax examples for properties in Maesteg:
|Average sale price (2017)||SDLT|
|Average price (detached)||£203,932||£1,578.64|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Maesteg
Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.
Maesteg conveyancing solicitors should confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Maesteg
Buying a leasehold property without being aware of the facts can be fraught with risk. Numerous legal issues could be lying in wait for an uninformed purchaser, including overpriced managing agent packs and unreasonable ground rents.
A expert conveyancing solicitor in Maesteg will investigate aspects of the leasehold purchase, for example annual statements of account and budgets for service charges, flats in the same block with disparity between their leases and dealing with freeholders.
Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Maesteg?
According to data gathered by HMLR, the average price for Maesteg new build properties is -. - brand new homes -.
A new-build conveyancing solicitor in Maesteg must be mindful of local Maesteg factors and the added complexities associated with new build, including administering Help to Buy purchases and ensuring that new build mortgage conditions are met.
Our expert new build team provide an impartial appraisal of the legal status of the property, with a close eye on concerns ranging from problematic leasehold terms to an assessment of other risks, such as future local development.
Glamorgan Conservation areas
If you are purchasing a home in one of Maesteg's conservation areas, the property will need to meet any conservation area constraints. These restrictions, referred to as Article 4 Directions, could include:
- Restrictions on the addition of a porch
- Possible restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
If a property is in breach, the local planning authority can instruct the owner to 'undo' the recent changes, even if the previous owner was responsible for the changes.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Maesteg.
Conveyancing - Selling a property in Maesteg
Conveyancing for a property sale is more straightforward than when buying. With a purchase, the onus lies with the purchaser to confirm that the legal title of the property is legally sound.
Conversely, with a sale, conveyancing solicitors in Maesteg acting for the person selling only need to answer any enquiries made by the buyer's solicitor.
What could put the process at risk?
Properties can face many complex issues (e.g. excessive ground rent) that can endanger your home move.
You shouldn't bury your head in the sand, hoping the issue will fix itself. Get advice, face the issues head on, and find a solution proactively.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
Read more helpful advice for sellers here.
Sale conveyancing for a leasehold property
The legal work for a leasehold flat (leasehold houses are not common) is a great deal more time-consuming than for a freehold property.
Maesteg conveyancing solicitors will also need to carry out additional work, such as requesting detailed managing agent information, through to details of any consents for improvements made to the flat.
It is recommended that the seller instructs a leasehold-specialist conveyancer as soon as possible, and ideally before marketing the property, to ensure the legal technicalities are handled correctly.
What if Quittance conveyancers are acting for the other side?
SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both sides.
If you are buying or selling a house or flat in Maesteg, and a Quittance conveyancing solicitor is doing the legal work for the other side, you may wish to contact a property solicitor firm in Maesteg to carry out your conveyancing.
Local Maesteg conveyancing solicitor directory
- Thomas and Thomas Solicitors Limited, 1 Llynfi Road, Maesteg, Mid Glamorgan, CF34 9DS
Conveyancing - Remortgaging a property in Maesteg
Although there are many reasons to remortgage, homeowners generally remortgage a home to lower their monthly repayments.
A proactive conveyancing solicitor in Maesteg can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in securing the rate you want.
A property lawyer will need to act for both you and your new bank or building society to ensure the interests of the lender are covered.
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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