Updated: October 12, 2018

Neath conveyancing solicitor fees

No Move, No Fee conveyancing in Neath

Conveyancing solicitor fees are paid your Neath conveyancing solicitor for the legal work involved in moving home.

Are Neath conveyancing fees and costs fixed?

Our conveyancing solicitors work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Neath who offer services on a cost per hour basis. Your conveyancing quote explains exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

In addition to the legal 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 property searches or indemnity insurance.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Neath cost?

Conveyancing solicitor fees in Neath should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Neath

Recent changes to the law mean that a seller must reveal any issues concerning their property to the buyer and the estate agent.

It is, however, still the duty of the conveyancing solicitor in Neath to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

The following section provides useful information for homebuyers who need conveyancing solicitors in Neath.

Your Neath conveyancing solicitor must be lender-approved

Before you choose a Neath conveyancing solicitor, it is essential that you check that they can represent your chosen lender, whether you are obtaining a mortgage from the HSBC, the Buckinghamshire Building Society or any other lender.

Your conveyancer may be unable to act for your chosen lender, because some mortgage lenders only accept a selected list (known as a 'lender panel') of law firms that match certain criteria.

If that is the case, the lender will probably need an alternative law firm to complete the legal work, and you will usually need to pay this alternate solicitor's costs. This can frustrate or delay the process.

Your home move could be threatened by failing to confirm your property lawyer's lender panel status.

Our solicitors are approved to act for all banks and building societies.

Conveyancing Searches (Neath Port Talbot Council)

Residential property searches are submitted by Neath conveyancing solicitors to unearth any broader issues that might have an impact on the value of the property you intend to buy.

Searches are primarily performed to satisfy lender requirements. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your conveyancer will notify you if your chosen lender wants any further searches, such as a highways search or a Forestry Commission search.

The average processing time for property searches obtained from Neath Port Talbot Council is 20 weeks, so it will be worth using a faster private search company.

Checking planning status

Official Entries (or 'office copies') will also be sourced from HMLR by your conveyancing solicitor. This will help to highlight any planning issues. These issues could include discrepancies with the filed plan or the breach of a restrictive covenant.

Neath Port Talbot Council Council Tax

Neath Port Talbot Council calculate your council tax based on various factors e.g. the size of the property and the assessed value of the property in April 1991. E.g. a house in the Neath Port Talbot Council area in Tax Band E would pay £2,166 per annum.

Neath conveyancing solicitors will inform a buyer of the property's tax band once this is confirmed by the searches.

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 £1,625.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or where the property was left empty by a bankrupt person.

Band Neath Port Talbot Council Tax (2018)
A £1,182
B £1,379
C £1,576
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545
I £4,136

Can I dispute my council tax rate?

To challenge your banding contact:

Valuation Office Agency
180 High St
Swansea
West Glamorgan
Wales
SA1 1JR

In 2016/17, 40 council tax challenges were made, of which 10 saw a reduction.

Stamp Duty on Neath properties

Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

The current stamp duty threshold for residential properties is £125k.

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

See table below for SDLT examples for homes in Neath:

  Average sale price (2017) Stamp Duty Land Tax
Average price £126,658 £33.16
Average price (detached) £190,828 £1,316.56
Average new build £174,738 £994.76

Stamp duty relief for first-time buyers in Neath

For first-time buyers, stamp duty is only payable on purchases over £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a stamp duty surcharge of 3%. So if a second home was bought for £126,658 then the SDLT total will be £6,332.90.

Neath conveyancing solicitors will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Neath

New build site

It is rarely a good idea to buy a leasehold property without understanding the implications. The many potential problems lying in wait for the unsuspecting purchaser can include:

  • excessive freehold premiums
  • incomplete management company accounts
  • sub-letting restrictions
  • unreasonable ground rents
Serious financial ramifications can result from a less-experienced conveyancer's failure to advise you correctly regarding your planned leasehold purchase.

A specialist conveyancing solicitor in Neath will consider possible leasehold issues, such as service charges and whether they have been collected, sinking funds and managing agent or landlord enquiries.

Ensure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Neath?

New build site

The average cost of Neath new build homes is £87,500. 2 new build houses and flats have been bought in Neath in 2018 so far.

Purchasing a new build property is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Neath conveyancing solicitor must be aware of local Neath factors and will examine a number of areas, such as handling deposits and ensuring compliance with planning regulations.

With our new build team, you will get an impartial appraisal of the legal title of the house or apartment, with close attention paid to factors ranging from problematic leasehold terms to potential freehold acquisition traps.

Conservation areas in Neath Port Talbot

Whether you are going to buy a period coach house or a period townhouse, if the house is in a protected conservation area, your plans to develop the house might not be permitted by Neath Port Talbot Council.

These constraints, called Article 4 Directions, can include anything from general restrictions governing unsympathetic additions or modifications, to a prohibition on roof terraces.

The local council can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Neath

The conveyancing process on a house sale is normally less troublesome than for a property purchase. The buyer's conveyancer conducts due diligence into the property. Conveyancing solicitors in Neath acting for the vendor simply answers the purchaser's enquiries.

What could put the sale of your property at risk?

Properties will often come with any number of issues (such as where the property differs from the title plan or missing planning regulations) that can protract the sale conveyancing process.

Property experts generally advise that sellers handle any such problems as soon as they come to light.

Further reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are not common) is a great deal more protracted than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Neath will need to conduct additional work, and this could include getting an up-to-date service charge statement, through to any details of rules covering common parts that are not contained in the lease.

It is strongly advised that the vendor contacts a lawyer with leasehold experience as early as possible to reduce delays.

What if Quittance is acting for the other side?

SRA rules prevent the same solicitor from acting on both sides in a property sale. However, CLC-regulated conveyancers, can act for both parties.

You may wish to contact a law firm in Neath to undertake your legal work, if a Quittance conveyancer is acting for the other side.

Local Neath conveyancing solicitor directory

  • S E L J Limited, 2 Church Place, Neath, West Glamorgan, SA11 3LL
  • T.L.J. Law Limited, Guildhall Chambers, 2 Church Place, Neath, West Glamorgan, SA11 3LL
  • Jennifer Melly Law Limited, 45 Alfred Street, Neath, West Glamorgan, SA11 1EH
  • Newbold Solicitors, 8 Alfred Street, Neath, West Glamorgan, SA11 1EF
  • Sam Hawking Property Lawyers Ltd, 40 Alfred Street, Neath, West Glamorgan, SA11 1EH

Conveyancing - Remortgaging a property in Neath

The main reason people remortgage is to secure a better rate of interest. Other reasons to think about remortgaging include borrowing more to help pay for an extension, or wanting to overpay when the lender refuses.

A proactive conveyancing solicitor in Neath will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting the mortgage rate you want.

In order to certify that the lender's interests are protected, the property lawyer will need to act for both you and the 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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