Updated: October 12, 2018

Monmouth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Monmouth

Conveyancing solicitor fees are paid conveyancing solicitors in Monmouth for the legal work involved in moving home.

Are Monmouth conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Monmouth who work on a price per hour basis. Your conveyancing quote explains exactly what you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to the solicitor's conveyancing fees you will also need to budget for '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. These include costs like Stamp Duty or identity verification checks.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Monmouth cost?

Conveyancing fees in Monmouth will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, additional region-specific searches, e.g. transport searches, may be needed and Local Authority Search fees can vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Monmouth

The conveyancing for a home purchase needs a conveyancing solicitor in Monmouth 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 proximity to mining works affecting the future saleability of the property.

The conveyancer will report their findings back to the buyer and their mortgage lender, help with resolving any problems and ensure that the full legal ownership is transferred.

This part of the article considers those types of property which may be of interest to people who need conveyancing solicitors in Monmouth for a purchase.

Your Monmouth conveyancing solicitor must be lender-approved

Homebuyers can select from a wide range of mortgage providers, from a major lender such as Birmingham Midshires, to a less common mortgage lender like Paragon. Before you select a conveyancing solicitor in Monmouth, it is critical that you make sure that they can act in the interests of your chosen lender.

Quite a few banks and building societies will only accept a select panel of firms. If a solicitor cannot act for your chosen lender, the lender will need an alternative law firm to carry out the legal work.

The buyer will then have to cover this second lawyer's costs and the conveyancing process could take much longer.

Failing to check your conveyancer's lender panel status could jeopardise the sale.

Quittance Conveyancing are approved members of all lender panels.

Searches (Monmouthshire Council)

Residential property searches are enquiries made of government bodies by Monmouth conveyancing solicitors to identify information and potential issues affecting your planned purchase.

Banks and building societies also need to see specific searches to be submitted. These include:

Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
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.

More specific searches, such as a more detailed flood report or a commons registration search, may also be advised in the standard searches.

Monmouthshire Council has an approximate delivery time of 14 weeks for conveyancing searches. Your conveyancer will alternatively recommend using a faster search agent.

Planning searches

The buyer's conveyancing solicitor will also obtain office copies from HM Land Registry. This will help to highlight any issues, for example limits on the development of the property or a difference between the agent's floorplan and the title plan.

Monmouthshire Council Council Tax

As a homeowner in Monmouth, 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 Band D, for example, would owe annual council tax of £1,539.

A conveyancing solicitor in Monmouth will inform the purchaser of the property's band as soon as they are 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 (25%) would reduce the tax due to £1,154.

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 (land) is a boat mooring or caravan pitch. A new property is assessed by the Valuation Office Agency and allocated a band.

Band Monmouthshire Council Tax (2018)
A £1,026
B £1,197
C £1,368
D £1,539
E £1,881
F £2,223
G £2,565
H £3,078
I £3,591

Can I lower my band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ley Court
Barnett Way

A property owner can also apply for their property to be reassessed.

Stamp Duty on Monmouth properties

If your home costs more than £125k then you will have to pay SDLT. Given the complexity of the SDLT1 tax return form, only the daring would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use integrated conveyancing case management system to ensure that SDLT is paid immediately after completion.

See examples for Monmouth properties:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £285,750 £4,287.50
Average price (detached) £428,267 £11,413.35
Average new build £225,500 £2,010.00
Higher rates of stamp duty apply to buyers of second residential property in the form of a higher rate of 3%. So if a second home was bought for £285,750 then the stamp duty total will be £22,860.00.

Stamp duty relief for first-time buyers in Monmouth

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Monmouth will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Monmouth

New build site

Recent media reports have suggested that more than of 100,000 UK property owners are trapped in property leases with problematic conditions. The many potential traps lying in wait for the unsuspecting purchaser can include:

  • increasing ground rents
  • unreasonable lease extension premiums
  • costly and undisclosed major works
  • restrictions on the use of the property
Bad or incomplete leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Monmouth will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • managing agent practices
  • current-year service charge estimates
  • share of freehold complexity

Make sure that you are fully-informed regarding your planned purchase thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Monmouth?

New build site

The average cost of new builds in Monmouth is £225,500. 5 new build houses and flats have been bought in Monmouth in 2018 so far.

The legal work for buying a new build property is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a Monmouth conveyancing solicitor should be aware of local factors and should check numerous things, e.g. squaring developer incentives with lenders and checking that any contracts allow for future 'common parts' maintenance.

Our expert new build team provide an independent view of the legal title of the house or apartment, with a close eye on considerations like the home's subsequent resaleability and 'doubling' ground rent and service charges (where applicable).

Conservation areas in Monmouthshire

Your conveyancing solicitor will confirm whether the property you are purchasing is in a conservation area in Monmouth. If it is, the property is affected by building controls. These constraints, referred to as Article 4 Directions, may include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, 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 Monmouth.

Conveyancing - Selling a property in Monmouth

The conveyancing process on a sale of a house or flat is less complicated than for a purchase. When buying, the obligation is on the buyer to determine whether the property they are buying is legally sound.

With a sale, conveyancing solicitors in Monmouth acting for the seller need only respond to the buyer's solicitor's questions.

What factors could threaten your sale?

Common obstacles, like a problem with the roof, might threaten the sale process if not handled appropriately.

Generally speaking, it is a good idea for sellers to handle these issues without delay.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat is significantly more technical than for a freehold property.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Monmouth, for example collating an up-to-date service charge statement, through to a copy of any required license to assign.

It is highly recommended that the seller instruct a property lawyer as soon as the decision is made to sell to mitigate (often inevitable) leasehold delays.

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

SRA rules prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.

You could contact a law firm in Monmouth to carry out your legal work, if we are doing the legal work for the other side.

Local Monmouth conveyancing solicitor directory

  • Gwyn James Legal Limited, 15 Church Street, Monmouth, Gwent, NP25 3BX
  • Jacklyn Dawson, 6 Priory Street, Monmouth, Gwent, NP25 3BR
  • Twomlows, First Floor, 13 Monnow Street, Monmouth, Gwent, NP25 3EF

Conveyancing - Remortgaging a property in Monmouth

Homeowners remortgage their home for a number of reasons, including getting on to a new fixed-rate deal, or consolidating loan repayments. The most common reason, however, is to secure a preferential rate.

A proactive conveyancing solicitor in Monmouth can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a key consideration when getting on to the rate you want.

A property lawyer will need to act for both you and the mortgage provider to make sure the interests of the lender are covered.

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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