Award-winning No Move, No Fee conveyancing for Merthyr Tydfil home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our no sale, no fee property lawyers help property sellers and purchasers looking for conveyancing solicitors in Merthyr Tydfil and across Merthyr Tydfil.
We offer guaranteed fixed conveyancing fees, and our commitment to proactive communication between all parties means you will never be uncertain about the progress of your move.
If, for whatever reason, your sale or purchase does not proceed our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Merthyr Tydfil's most communicative conveyancing service
According to market research commissioned by Veyo, one third of the respondents said they were not kept in the loop during the conveyancing process.
The consumer service charters of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are particularly focused on resolving conveyancing solicitors' communication-related problems.
Despite attempts by regulators to address the issue, a survey carried out by OnePoll revealed 0.25 of conveyancing transactions fail due to delays caused by poor communication.
Our team of Merthyr Tydfil conveyancing solicitors aim to give you an informative and proactive property legal service by phone, email and via our case management app, every day of the week:
- Best Merthyr Tydfil conveyancing solicitor fees
- Your conveyancer's personal extension numbers
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
- Instant progress updates by SMS, phone and email
- View your conveyancing case online
Updated: October 12, 2018
Merthyr Tydfil conveyancing solicitor fees
No Move, No Fee conveyancing in Merthyr Tydfil
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Merthyr Tydfil for carrying out the legal work for a property transaction.
How are Merthyr Tydfil conveyancing fees calculated?
Some conveyancing solicitors in Merthyr Tydfil carry out the legal work on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a No Sale, No Fee basis, with no hidden fees. Your quote will explain exactly what you will be charged when your house or flat sale completes.
Besides conveyancing fees, what other costs are there?
On top of the conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty Land Tax (SDLT) or TT fees.
How much will conveyancing in Merthyr Tydfil cost in total?
Merthyr Tydfil conveyancing fees will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a flooding search, may be needed and Local Authority (LA) Search fees will vary.
For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Merthyr Tydfil
The conveyancing for the purchase of a house or flat needs the conveyancing solicitor in Merthyr Tydfil to consider a wide range of issues. Examples of such factors are a defective title (e.g. missing rights) and Green Deal repayments affecting the future saleability of the property.
The purchaser's solicitor will feed the results of their enquiries back to the purchaser, iron out any legal issues and register the title in the new owner's name.
The following section offers invaluable advice for homebuyers looking for conveyancing solicitors in Merthyr Tydfil.
Your Merthyr Tydfil conveyancing solicitor must be lender-approved
Whether you are taking out a mortgage from Whistletree, the HSBC or any other lender, before selecting a Merthyr Tydfil conveyancing solicitor it is very important that you make sure that they are on the panel of your lender.
Your lawyer may be unable to act for your lender, because some banks and building societies are only happy to work with a select group (often referred to as a 'panel') of firms that pass strict standards.
Under these circumstances, the lender will require an alternative legal firm to complete the legal work, and you will be expected to pay this alternative solicitor's fees. This can push back the completion date of the purchase.
Our solicitors can act for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Merthyr Tydfil Council Council Tax
As a homeowner in Merthyr Tydfil, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,542.
A conveyancing solicitor in Merthyr Tydfil will inform the purchaser of the home's council tax 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 £1,157.
Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where the property is occupied solely by students. Property built after 1991 is assigned a council tax band by the Valuation Office Agency.
|Band||Merthyr Tydfil Council Tax (2018)|
Could you be overpaying?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Ty Glas Road
In the 2016/17 financial year, 10 council tax challenges were made. 10 were approved and the tax was reduced.
Stamp Duty on Merthyr Tydfil properties
Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.If your home costs more than £125,000 then you will have to pay stamp duty.
Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.
The following table illustrates Stamp Duty Land Tax examples for average properties in Merthyr Tydfil:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£209,824||£1,696.48|
|Average new build||£204,825||£1,596.50|
Stamp duty relief for first-time buyers in Merthyr Tydfil
Relief is available on home purchases below £300k for first-time buyers. Following the autumn budget statement, second home buyers must pay an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second property in Merthyr Tydfil for the average price of £121,533 the SDLT would be £3,645.99.
Merthyr Tydfil conveyancing solicitors will ensure the right amount is calculated.
Buying a flat? Leasehold conveyancing in Merthyr Tydfil
It is not recommended to buy a leasehold property if you don't know what you are getting into. There are many legal issues that may be awaiting the unsuspecting buyer, including sub-letting restrictions, unpaid service charges by the existing leaseholder and spiralling ground rents.
A competent conveyancing solicitor in Merthyr Tydfil will consider possible leasehold issues, including :
- sometimes ancient and arcane lease documents
- service charges and whether they have been collected
- managing agent or landlord enquiries
- residents? management company
Ensure that you are fully-informed regarding your decision to buy a leasehold property - Call Quittance Conveyancing's team of leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Merthyr Tydfil?
The average cost of Merthyr Tydfil new build homes is £204,825, according to HM Land Registry. 64 new build homes were purchased in Merthyr Tydfil last year.
The legal work for buying a new build home is more involved than any other type of conveyancing. Therefore a Merthyr Tydfil conveyancing solicitor must be aware of both region-specific factors and also should consider a range of factors, including advising on mortgage offer flexibility for delayed completion and checking that any contracts allow for future 'common parts' maintenance.
With our new build team, you will get an independent view of the legal title of the house or apartment, whilst being mindful of factors ranging from the home's future resaleability to possible freehold acquisition traps.
Merthyr Tydfil Conservation areas
When acting for the buyer of a home in Merthyr Tydfil, a conveyancing solicitor will need to check whether the house is in one of Merthyr Tydfil's conservation areas. If it is, the house will be affected by certain building controls. These building controls may include a range of factors from general restrictions governing the use of unsympathetic materials, to restrictions on the use of PVC windows.
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Merthyr Tydfil's conservation areas.
Conveyancing - Selling a property in Merthyr Tydfil
The legal side of a house sale is normally less troublesome than when buying. With a purchase, the principle of 'buyer beware' means that the onus is solely on the buyer to ensure that the title of the property does not have any legal issues.
With a sale, conveyancing solicitors in Merthyr Tydfil acting for the seller effectively just answer any enquiries made by the buyer's solicitor.
What could go wrong?
A home will often come with many potential roadblocks (e.g. a problematic solar panel lease or where the property differs from the title plan) that might protract or even derail the conveyancing process.
It is almost always advisable that vendors face such issues head on and fix them.
- Selling a leasehold flat? What to do before going on the market
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Selling a leasehold property
The conveyancing process for a leasehold flat or house is significantly more complex than for a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Merthyr Tydfil must carry out additional tasks, and this could include collating the latest service charge and ground rent statement, through to details of any required deed of covenant.
It is strongly advised that you instruct a solicitor as early as possible to reduce the impact of any leasehold-caused delays.
What if Quittance is already acting for the other side?
Conveyancers regulated by the CLC can act for both parties. However, SRA regulations ban the same conveyancing solicitor from acting on both sides in a house sale and purchase.
You could instruct a property solicitor firm in Merthyr Tydfil to carry out your legal work, if we are carrying out the legal work for the other side.
Local Merthyr Tydfil conveyancing solicitor directory
- RJM Solicitors Limited, 1st & 2nd Floors, 34 Victoria Street, Merthyr Tydfil, Mid Glamorgan, CF47 8BW
- Ggp Law Ltd, 6-9 Glebeland Street, Merthyr Tydfil, CF47 8AU
- JNP Legal Limited, 15 Glebeland Street, Merthyr Tydfil, Mid Glamorgan, CF47 8AU
Conveyancing - Remortgaging a property in Merthyr Tydfil
The most common reason people remortgage is to secure a lower interest rate. There are also a number of other reasons to switch lenders or mortgage deals, for example funding a one-off purchase, or the current mortgage deal coming to an end.
An efficient conveyancing solicitor in Merthyr Tydfil will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a key consideration when getting the mortgage rate you want.
It is vital that the property lawyer handling your remortgage can also act for your chosen mortgage provider. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are changing to a fixed-rate mortgage with the Nationwide Building Society or to a capped-rate mortgage with the Harpenden Building Society, our remortgage specialists can help.
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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