Updated: October 12, 2018

Milford Haven conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Milford Haven

Conveyancing solicitor fees are what you pay conveyancing solicitors in Milford Haven for the legal work associated with buying or selling a property.

How are Milford Haven conveyancing fees calculated?

Some conveyancing solicitors in Milford Haven will work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote explains what you will pay when your sale or purchase completes.

Are there any other costs?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as indemnity insurance or property searches.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Milford Haven cost?

Whilst conveyancing fees in Milford Haven will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Milford Haven

As a key part of the conveyancing for a property buyer, the Milford Haven conveyancing solicitor will carry out due diligence on the title of the property and report back in detail to the buyer and the lender.

Following their enquiries the conveyancer will offer professional advice and will offer pragmatic solutions and register the new owner's title at the Land Registry.

This part of the article sets out invaluable advice for homebuyers who want conveyancing solicitors in Milford Haven.

Your Milford Haven conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a major lender such as the Yorkshire Building Society, to a niche mortgage lender like the Harpenden Building Society. Before you select a conveyancing solicitor in Milford Haven, it is very important that you make sure that they can act in the interests of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some mortgage lenders are only prepared to work with a restricted group of solicitors or licensed conveyancers.

If that is the case, the lender will probably need a second firm to complete the legal work, and you will be expected to pay this second solicitor's fees. This can mean the process takes much longer.

Not checking your conveyancer's lender panel status can frustrate the process.

Our solicitors can act for all lenders.

Conveyancing Searches (Pembrokeshire Council)

Searches are questions submitted to a number of authorities by Milford Haven conveyancing solicitors to highlight issues affecting your planned purchase.

Lenders will also require a list of searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Additional searches, such as a highways search or a geological search, may also be recommended in the initial search results.

The approximate delivery time for searches from Pembrokeshire Council is 11 weeks. Your lawyer will therefore recommend using faster personal searches.

Planning permissions

Official Entries will also be sourced from the Land Registry by your conveyancing solicitor, assisting with the identification of potential planning issues, such as errors on the title plan or rights or restrictions on how the property may be used.

Pembrokeshire Council Council Tax

The amount of council tax a homeowner in Milford Haven will pay to Pembrokeshire Council will depend on the property's value and the number of residents. For example, a house in the Pembrokeshire Council area in Band C would pay £1,113 per annum.

Conveyancing solicitors in Milford Haven will inform the buyer of the property's band once 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 £835.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if you are a live in carer looking after someone who isn't a spouse or relative. The Valuation Office Agency assign bands for newly-built homes, and where the owner has requested a revaluation.

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

Can you challenge the council tax bracket?

To challenge your banding contact:

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

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Milford Haven properties

If a property is valued at over £125,000, the buyer usually must pay stamp duty. 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 use smart case management systems to make sure that mistakes are not made on the stamp duty process.

This table sets out stamp duty for property in Milford Haven:

  Average sale price (February 2018) SDLT
Average price £156,586 £631.72
Average price (detached) £211,390 £1,727.80
Average new build £219,950 £1,899.00
If you are buying a second home for in excess of £40,000 then you will have to pay a higher SDLT rate of 3%. So if a second home was bought for £156,586 then the stamp duty total will be £7,829.30.

Stamp duty relief for first-time buyers in Milford Haven

Since 11/17, first-time buyers only need to pay stamp duty on properties valued over £300k.

Conveyancing solicitors in Milford Haven will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Milford Haven

New build site

Data suggests that over 100,000 homeowners in the UK are trapped by property leases with problematic lease conditions. Spiralling ground rents, short leases and sinking fund issues are among the frequent complications lying in wait for the unsuspecting purchaser.

Severe consequences can result from a solicitor's erroneous leasehold advice.

A specialist conveyancing solicitor in Milford Haven will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • absent freeholders
  • current-year service charge estimates
  • freeholder granted consents under the lease
  • reserve funds

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Milford Haven?

New build building site

Based on local HMLR statistics, 1 newly-constructed homes have been bought in Milford Haven in 2018 so far. The average sale price of Milford Haven new build property is £219,950.

A new-build conveyancing solicitor in Milford Haven must be well-versed in both local Milford Haven issues as well as new build's added complexities, e.g. liaising with the builder's onsite sales team and handling withdrawal under the Consumer Code for Housebuilders.

Quittance Conveyancing deliver an accurate and truly impartial assessment of the legal title of the property, whilst being mindful of considerations ranging from onerous leasehold conditions to an assessment of other risks, such as contaminated land hazards.

Conservation areas in Pembrokeshire

If you are buying a property in one of Milford Haven's conservation areas, the property must not breach any conservation area conditions. Called Article 4 directions, these constraints may include:

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

If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Milford Haven's conservation areas.

Conveyancing - Selling a property in Milford Haven

The legal side of a sale of a home is simpler than when buying. When a house or flat changes hands, the responsibility is on the buyer to establish that the property they are buying is legally sound and meets their mortgage lender's criteria.

Conversely, when selling, conveyancing solicitors in Milford Haven acting for the current owner effectively just answer enquiries made on behalf of the buyer.

Factors that could delay or endanger a property sale

Obstacles, like chancel repair liability, have the potential to jeopardise a transaction if not dealt with promptly.

It is not recommended that you put off finding a solution as it is the buyer's solicitor's job to spot problems - get professional advice instead and deal with it as quickly as possible.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is much more complicated than it is for a freehold home.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Milford Haven, for example obtaining all relevant freeholder information or details of any required deed of covenant.

It is recommended that you instruct a conveyancer with leasehold experience as soon as is practicable to avoid undue delays.

Can your conveyancing solicitors act for both parties?

SRA rules restrict the same solicitor from acting on both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

You can contact a local Milford Haven conveyancing solicitor firm to carry out your legal work, if we are doing the legal work for the other side.

Local Milford Haven conveyancing solicitor directory

  • Price & Kelway, 17 Hamilton Terrace, Milford Haven, Pembrokeshire, SA73 3JA

Conveyancing - Remortgaging a property in Milford Haven

People remortgage for all sorts of reasons, including extending the mortgage term, or getting onto a longer fixed-rate term. The main reason, however, is to secure a preferential rate.

A good conveyancing solicitor in Milford Haven can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

To confirm that the lender's interests are safeguarded, a property lawyer will need to act for both you and your new lender.

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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