Updated: October 12, 2018

Neath Port Talbot conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Neath Port Talbot

Conveyancing solicitor fees are paid your Neath Port Talbot conveyancing solicitor for the legal work associated with moving home.

Are Neath Port Talbot conveyancing fees and costs fixed?

Some conveyancing solicitors in Neath Port Talbot carry out the legal work on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a fixed No Move, No Fee basis, with no hidden costs. Your quote will set out what you will pay when your sale or purchase goes through.

Are there any other costs?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like property searches or landlord's notice fees.

See: Complete list of conveyancing fees and disbursements

How much will the total Neath Port Talbot solicitor conveyancing fees be?

Neath Port Talbot conveyancing solicitor fees will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, e.g. a flood plain search, may be necessary.

There are no hidden fees or costs to be paid with Quittance. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Neath Port Talbot

Neath Port Talbot is a county borough in the West Wales and Valleys region of Wales. The district stretches from the coast to the 5 valleys in the north, and borders on the Black Mountains and Brecon Beacons. The Vale of Neath and other valleys (Dulais, Afan, Swansea and Upper Amman) played a key role in the industrial revolution, but have undergone a transformation thanks to substantial levels of public and private investment.

Regeneration has resulted in a change for the better, and with lower than average housing costs and a great community, Neath Port Talbot is an attractive area for young families to live.

Conveyancing for buyers

The legal work for a property buyer will require a Neath Port Talbot conveyancing solicitor to consider a wide range of issues. Examples of such factors are local planning restrictions and problems affecting the mortgageability (e.g. a short lease).

The property lawyer will feed the results of their enquiries back to the buyer, solve outstanding issues and ensure that the change of ownership is registered at the Land Registry.

The following sets out assistance for buyers searching for conveyancing solicitors in Neath Port Talbot.

Your Neath Port Talbot conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from NatWest, Pepper Homeloans or any other lender, before you instruct a conveyancing solicitor in Neath Port Talbot it is very important that you make sure that they are on the approved solicitor panel of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some mortgage lenders are only prepared to work with a selected list (their 'panel') of firms that match certain criteria.

Under these circumstances, the lender will need an alternative law firm to complete the legal work, and you will then have to cover this alternate solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Not checking the lender panel membership of your property solicitor can mean significant delays.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Neath Port Talbot Council searches

Searches are submitted by Neath Port Talbot conveyancing solicitors to expose problems that could reduce how much your house or flat will be worth.

Mortgage lenders also expect certain searches to be submitted. These include:

SearchDescription
Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
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 specialised searches, such as an HS2 search or a geological search, may also be recommended in the initial LA and Environmental searches.

Property purchasers could experience a delay of approximately 20 weeks for Residential property searches from Neath Port Talbot Council, so your lawyer will recommend using quicker personal searches.

Checking planning status

The conveyancing solicitor acting for the buyer will also obtain an Official Copy of the Title Register from HMLR, helping to evidence potential planning issues, such as neighbours' rights of access or discrepancies with the filed plan.

Neath Port Talbot Council Council Tax

Neath Port Talbot Council calculate your council tax based on various criteria that include the number of occupants and the property's value as at 1 April 1991. For example, a property in the Neath Port Talbot Council area in Band E would pay £2,166 per annum.

Neath Port Talbot conveyancing solicitors will inform a purchaser of the property's tax band once they are themselves notified.

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 may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where an occupation is prohibited by law such as a compulsory purchase order.

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

Could I be overpaying council tax?

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

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

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 Neath Port Talbot properties

After a residential property sale has completed, the purchaser's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

If your home costs more than £125,000 then you will have to pay stamp duty.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

This table sets out SDLT for average property in Neath Port Talbot:

  Average selling price (2018 to date) SDLT
Average price £126,090 £21.80
Average price (detached) £206,136 £1,622.72
Average new build £175,000 £1,000.00

Stamp duty relief for first-time buyers in Neath Port Talbot

In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. For example, if an existing homeowner bought a second home in Neath Port Talbot for the average price of £126,090 the stamp duty would be £6,304.50.

Conveyancing solicitors in Neath Port Talbot should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Neath Port Talbot

New build site

Buying a leasehold property if you are unaware of the facts is risky. There are many legal issues that may be awaiting an uninformed purchaser, such as:

  • absent freeholders
  • excessive freehold premiums
  • exponential ground rents
Serious financial ramifications can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a house or flat with a lease, a expert conveyancing solicitor in Neath Port Talbot will consider potential leasehold issues, including :

  • reviewing the lease
  • dealing with freeholders
  • ground rents and service charges
  • short leases

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Neath Port Talbot?

House under construction

2 new build houses and flats have been bought in Neath Port Talbot in 2018 so far, according to data gathered by the Land Registry. The average value of Neath Port Talbot new build property is £175,000.

A new-build conveyancing solicitor in Neath Port Talbot must be well-versed in regional considerations and the added complexities associated with new build, such as spotting incomplete agreements for roads and sewers, handling the uncertainties of buying off plan and checking new build warranties with warranty providers, including NHBC Buildmark, Premier Guarantee? and Protek.

Our highly qualified conveyancing team are specialists in new build purchases and working to developer exchange timeframes.

Conservation areas

Your conveyancing solicitor will need to confirm if the property you are buying is in a conservation area in Neath Port Talbot. If it is, the house could be affected by certain building controls. These conditions may include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits on side or two-storey extensions

The local authority 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 Port Talbot's conservation areas.

Conveyancing - Selling a property in Neath Port Talbot

Conveyancing for a sale of a home is much simpler than when buying. The buyer's solicitor conducts a detailed investigation into the property's title and other legal aspects, whilst conveyancing solicitors in Neath Port Talbot acting for the seller mostly just collects any required paperwork and answers the buyer's questions .

What could jeopardise the process?

A house or flat will frequently have any number of possible complications (such as tree preservation orders or not having appropriate warranties) that can protract a sale.

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered. Get advice and deal with it as soon as you can.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat is much more specialised than for a more straightforward freehold house.

Neath Port Talbot conveyancing solicitors must usually carry out further legal work, and this could include applying for a comprehensive pack of information, through to ascertaining if a license to assign is required.

To reduce leasehold-related delays, it is highly recommended that you instruct a solicitor as soon as possible.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You can contact a property solicitor firm in Neath Port Talbot to handle your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Neath Port Talbot

The main reason homeowners remortgage their home is to secure a preferential rate. There are also a number of other reasons to switch lenders or mortgage deals, such as the existing lender having refused a payment holiday, or funding a one-off purchase.

Homeowners should be able to enjoy a lower rate faster with a more efficient conveyancing solicitor in Neath Port Talbot. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

Your property lawyer must also be able to act on behalf of your new mortgage lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are switching to a lifetime tracker mortgage with the Halifax or to a joint mortgage with the Bank of Ireland, our remortgage specialists 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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