Updated: October 12, 2018

Monmouthshire conveyancing solicitor fees

No Move, No Fee conveyancing in Monmouthshire

Conveyancing solicitor fees are the charges you pay your Monmouthshire conveyancing solicitor for carrying out the legal work for a property transaction.

Do Monmouthshire conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Monmouthshire offer services on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your conveyancing quote explains what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as landlord's notice fees or HMLR fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Monmouthshire cost in total?

Though conveyancing fees in Monmouthshire will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, council search fees will vary and specific extra searches, such as a mining search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. 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 Monmouthshire

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. Since 2013, this maxim no longer applies, however, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

A conveyancing solicitor in Monmouthshire will offer suggestions and advice once their enquiries are complete, solve outstanding issues and register the title in the new owner's name.

This part of the article discusses the aspects of the buying process for conveyancing solicitors in Monmouthshire requiring a deeper level of knowledge.

Your Monmouthshire conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as Yorkshire Bank, to a less common mortgage lender like Secure Trust. Before you instruct a Monmouthshire conveyancing solicitor, it is essential that you check that they can act in the interests of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some lenders will only work with a select panel of firms.

Should this be the case, the lender will require an alternative law firm to act in their interests, and you will be expected to pay this alternative solicitor's fees. The additional work can mean the process takes much longer.

Neglecting to check the lender panel status of your property lawyer could jeopardise the sale.

Our conveyancing solicitors are on the panel of all lenders.

Monmouthshire Council searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Monmouthshire conveyancing solicitors to identify issues affecting the home you want to buy. They include:

  • Local Authority (LA) search - planning and development details from Monmouthshire Council records
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability owed by Monmouthshire properties for local parish repairs.

More pertinent searches, such as a more detailed flood report or an agricultural search, may also be referred to depending on the contents of the standard searches.

Monmouthshire Council has an average processing time of 14 weeks for Local Authority searches, so faster personal searches will be recommended.

Ensuring planning permission is in place

Official Entries will also be applied for from HM Land Registry by the conveyancing solicitor acting for the purchaser, helping to identify potential planning issues. Examples of these include that a restrictive covenant has been breached or outbuildings lying outside the boundary.

Monmouthshire Council Council Tax

Monmouthshire Council calculate council tax on Monmouthshire homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, a residential property in the Monmouthshire Council area in Band C would pay £1,368 per annum.

Conveyancing solicitors in Monmouthshire will inform the purchaser of the home's council 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 (25%) would reduce the tax due to £1,026.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if the resident is living in long term residential care. Homes built after 1991 are assessed by the Valuation Office Agency.

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?

A property owner can also apply for their property to be reassessed, but the band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ley Court
Barnett Way
Gloucester
GL4 3RT
Gloucestershire

Stamp Duty on Monmouthshire properties

Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.

Stamp duty is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Quittance's case management software are fully integrated with Her Majesty's Revenue and Customs (HMRC)'s online SDLT filing systems.

This table sets out Stamp Duty Land Tax for typical property in Monmouthshire:

  Average sale price (2018 to date) Stamp Duty
Average price £274,883 £3,744.15
Average price (detached) £374,695 £8,734.75
Average new build £225,500 £2,010.00

Stamp duty relief for first-time buyers in Monmouthshire

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. Therefore, if a homeowner in Monmouthshire bought a second home for the average price of £274,883 the SDLT would be £21,990.64.

Conveyancing solicitors in Monmouthshire should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Monmouthshire

New build site

It can be costly to buy a leasehold house or flat without understanding the implications. The many potential problems lying in wait for the unsuspecting buyer could include:

  • sub-letting restrictions
  • marriage value issues
  • unreasonable ground rents
Poor leasehold guidance, from a property lawyer with only freehold experience, can have costly, long-term consequences.

If you are planning to purchase a property with a lease, a good conveyancing solicitor in Monmouthshire will address aspects of leasehold, e.g. :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders
  • service charges for relevant date periods
  • missing building regs and planning
  • ground rent apportionments

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Monmouthshire?

House under construction

Based on data collated by the Land Registry, 5 brand new properties have been bought in Monmouthshire in 2018 so far. The average price for new build homes in Monmouthshire is £225,500.

A new-build conveyancing solicitor in Monmouthshire will need to be aware of local Monmouthshire issues and the specific issues associated with new build, e.g. checking the suitability of new build insurance and handling initial Land Registry registration.

With Quittance Conveyancing, you will get an expert assessment of the legal title of the property, scrutinising contract considerations like onerous leasehold conditions and an assessment of other risks, such as flood risk.

Monmouthshire Conservation areas

Your conveyancing solicitor will check if the house you are purchasing is in one of Monmouthshire's conservation areas. If it is, the home could be affected by specific constraints. Called Article 4 directions, these constraints can include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

If a property is in breach, the local planning authority can instruct the owner to 'undo' the recent changes, even where the alterations were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Monmouthshire.

Conveyancing - Selling a property in Monmouthshire

The legal process for a sale of a house or flat is simpler than for a purchase. When property changes hands, the responsibility lies with the purchaser to satisfy themselves that the property does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Monmouthshire acting for the existing owner effectively just answer the buyer's solicitor's formal enquiries.

What factors could threaten your sale?

Common hurdles, such as not being insurable, have the potential to protract the sale process if they are ignored.

Property specialists generally advise that sellers tackle these issues head on.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is quite a lot more technical than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Monmouthshire must undertake additional tasks, which could include getting the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.

So as to resolve any leasehold-related problems sooner, it is highly recommended that you instruct a property lawyer as soon as possible.

Can your conveyancing solicitors act for both sides?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale.

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

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Conveyancing - Remortgaging a property in Monmouthshire

The main reason homeowners remortgage their home is to get a more affordable interest rate. There are any number of other reasons to consider remortgaging, such as funding a one-off purchase, or fixing the mortgage on a new discounted rate.

You will typically be able to benefit from a better rate earlier by using a more efficient conveyancing solicitor in Monmouthshire, accelerating the time taken to complete the process. With the future of interest rates unclear, fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer will act for both you and your new bank or building society to confirm the lender's investment is secured.

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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