Updated: October 12, 2018

Mountain Ash conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Mountain Ash

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Mountain Ash for the legal work associated with buying or selling a property.

Do Mountain Ash conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Mountain Ash carry out the legal work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as office copies and title plans or HMLR fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Mountain Ash cost?

Mountain Ash conveyancing solicitor fees will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, council search fees will vary and specific extra searches, such as a flooding search, may be necessary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Mountain Ash

As a key part of the conveyancing for a homebuyer, a conveyancing solicitor in Mountain Ash will look into the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The solicitor will give advice after making their enquiries, help to fix or resolve any legal issues and ensure the title is transferred to the new owner.

This article provides useful information for buyers who want conveyancing solicitors in Mountain Ash.

Your Mountain Ash conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche mortgage lender like the Holmesdale Building Society or a large lender such as Yorkshire Bank, before you select a Mountain Ash conveyancing solicitor it is vital that you check that they are approved by your chosen lender.

A lot of mortgage lenders are only prepared to work with a select group (often referred to as a 'panel') of firms that have achieved certain benchmarks. If your solicitor is unable to act for your chosen lender, the lender will probably need a second legal firm to complete the legal work.

The borrower will be expected to pay this second solicitor's costs and the conveyancing process could take much longer.

Failing to check your conveyancing lawyer's lender panel status could result in significant delays.

Our solicitors can perform the conveyancing for all mortgage providers.

Property Searches (Rhondda Cynon Taf County Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Mountain Ash conveyancing solicitors in order to identify any wider issues that could have an impact on how much your property is worth.

Banks and building societies also expect a list of searches to be carried out. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitythere is a risk that some Mountain Ash properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Further searches, such as a more detailed flood report or a geological search, may also be advised subject to the outcome of the initial searches.

The approximate lead time for Residential property searches ordered from Rhondda Cynon Taf County Borough Council is 9 weeks. Your lawyer will therefore recommend using faster personal searches.

Planning permissions

Your conveyancing solicitor will source official entries from HMLR, helping to identify potential planning issues, such as restrictive covenants governing the use of the property or discrepancies between the property boundaries and the title plan.

Rhondda Cynon Taf County Borough Council Council Tax

Rhondda Cynon Taf County Borough Council calculate your council tax based on a variety of factors such as the property's whereabouts and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance the occupier of a Valuation Band D house in the Rhondda Cynon Taf County Borough Council area would pay annual council tax of £1,666.

Conveyancing solicitors in Mountain Ash will inform the buyer of the property's tax band once they have the Local Authority search results.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,249.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is occupied solely by students.

Band Rhondda Cynon Taf County Borough Council Tax (2018)
A £1,110
B £1,295
C £1,480
D £1,666
E £2,036
F £2,406
G £2,776
H £3,331
I £3,886

Is it possible to reduce my council tax band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
CF14 5GR

Stamp Duty on Mountain Ash properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

A purchaser will usually need to pay Stamp Duty Land Tax if the property they are purchasing is valued at over £125,000.

Quittance Conveyancing's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See table below for SDLT examples for homes in Mountain Ash:

  Average sale price (2017) Stamp Duty
Average price £86,615 £0.00
Average price (detached) £169,234 £884.68
Average new build - -
Following the recent budget statement, second home buyers must pay a 3% SDLT surcharge. E.g. if a second property was bought for £86,615 then the stamp duty including the surcharge would be £2,598.45. .

Stamp duty relief for first-time buyers in Mountain Ash

First-time buyer stamp duty relief is available on property purchases below £300,000.

Conveyancing solicitors in Mountain Ash will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Mountain Ash

New build site

Buying a leasehold house or flat can be complex, compared to purchasing a freehold home. The many potential problems awaiting an uninformed buyer could include:

  • reversionary interests
  • onerous clauses in the lease
  • unreasonable ground rents
Severe consequences can result from a less-experienced property lawyer's misguided leasehold advice.

If you intend to purchase a property with a lease, a competent conveyancing solicitor in Mountain Ash will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (some leases are over 100 years old)
  • absent freeholders
  • service charges for relevant date periods
  • residents? management company

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Mountain Ash?

House being built

The average cost of Mountain Ash new build homes is -, based on information from the Land Registry. - brand new homes -.

Purchasing a new build is more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Mountain Ash must be aware of local Mountain Ash factors and should investigate several key issues, e.g. handling equity loan schemes and checking that any contracts allow for future 'common parts' maintenance.

Our highly qualified new build team specialise in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.

Rhondda Cynon Taf Conservation areas

Buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your house.

These conditions, called Article 4 Directions, can include restrictions on the removal of front boundary walls, general restrictions governing unsympathetic additions or modifications or restrictions on extensions normally within Permitted Development rights.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Mountain Ash's conservation areas.

Conveyancing - Selling a property in Mountain Ash

Conveyancing for a sale of a house or flat is more straightforward than when purchasing. When a house or flat changes hands, the onus is solely on the buyer to satisfy themselves that the property's title does not have any legal issues.

On the other hand, when selling, conveyancing solicitors in Mountain Ash acting for the seller need only respond to the buyer's solicitor's questions.

Why do sales fall through?

Frequently occurring issues, such as complexities where there is a 'share of freehold' or being situated on a flood plain, might delay the conveyancing process if ignored.

In general, it is advisable for vendors to address such issues immediately.

Useful reading:

Read more helpful advice for sellers here.


The legal work for a leasehold flat or house is significantly more specialised compared to a freehold house.

Conveyancing solicitors in Mountain Ash must usually carry out further legal work, including writing to the landlord for managing agent information, through to details of any consents for improvements made to the flat.

Given the complexities of leasehold property, it is highly recommended that you instruct leasehold-specialist property lawyer as early in the process as possible, potentially before putting the property on the market,.

What if Quittance is acting for the other side?

SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale. However, a CLC-regulated conveyancer, can act for both parties.

If you are buying or selling a Mountain Ash home, and we are carrying out the legal work for the other side, you can contact a local Mountain Ash conveyancing solicitor firm to carry out your legal work.

Local Mountain Ash conveyancing solicitor directory

  • Graeme John Ltd, 7 Oxford Street, Mountain Ash, Rhondda Cynon Taff, CF45 3PG
  • Gwilym Jones & Davies, 6 Oxford Street, Mountain Ash, Mountain Ash, Mid Glamorgan, CF45 3PL
  • G Spilsbury & Co, 49 Commercial Street, Mountain Ash, Rhondda Cynon Taff, CF45 3PS
  • K R Conveyancing Services Limited, Suite G2/g3, Ty Menter, Navigation Business Park, Abercynon, Mountain Ash, CF45 4SN

Conveyancing - Remortgaging a property in Mountain Ash

Although people consider remortgaging for a range of reasons, homeowners generally remortgage to benefit from a lower interest rate.

You can enjoy the benefits of a better rate earlier with a more efficient conveyancing solicitor in Mountain Ash. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing your preferred rate.

The property lawyer conducting the legal work needs to be able to act for the new bank or building society. Our conveyancers are on the panel for all major UK lenders, so no matter whether you are changing to a flexible mortgage with the NatWest or to a repayment mortgage with the Harpenden Building Society, Quittance can help.

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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