Updated: October 12, 2018

Pembrokeshire conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Pembrokeshire

Conveyancing solicitor fees are what you pay your Pembrokeshire conveyancing solicitor for the legal work for a home sale or purchase.

Are Pembrokeshire conveyancing fees and costs fixed?

Some conveyancing solicitors in Pembrokeshire work on a cost 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 Sale, No Fee basis, with no hidden extras. Your quote will explain what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

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 indemnity insurance.

See: Complete list of conveyancing fees

How much will the total Pembrokeshire solicitor conveyancing fees be?

While conveyancing fees in Pembrokeshire will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a mining search, may be needed and council search fees will vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are no unexpected costs or surprises in the small print. To calculate your conveyancing fees, 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 Pembrokeshire

The county of Pembrokeshire lies at the far corner of south-west Wales. The Pembrokeshire Coast National Park covers more than a third of the county and includes the Pembrokeshire Coast Path. Much of the economy is based on tourism and agriculture.

The county town of Pembroke has been named as the 6th most desirable place to live in the UK and house prices in the county have risen by around 10% in the last year in some hotspots. Other popular places to live are St David's (Britain's smallest city), Tenby, Narbeth, Newport and Haverford West.

Conveyancing for buyers

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property to their estate agent and to the purchaser.

That said, it remains the responsibility of the Pembrokeshire conveyancing solicitor to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), offer practical solutions and confirm that the Land Registry's record of the property is updated.

This article discusses those parts of the legal process for conveyancing solicitors in Pembrokeshire that demand specialised skills.

Your Pembrokeshire conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a less common mortgage lender like the Darlington Building Society, to a large lender such as Santander. Before you select a Pembrokeshire conveyancing solicitor, whoever you choose, it is critical that you make sure that they are on the approved panel of your mortgage lender.

A lot of banks and building societies are only prepared to work with a restricted panel of legal firms. If your conveyancer cannot act for your mortgage lender, the lender will likely require an alternative solicitor firm to act in their interests.

The borrower will usually need to pay this alternative solicitor's costs and the conveyancing process could take much longer.

Failing to check the lender panel membership of your conveyancer can create problems and delays.

Our conveyancing solicitors can perform the conveyancing for all mortgage providers.

Residential Property Searches (Pembrokeshire Council)

Searches are enquiries made of government bodies by Pembrokeshire conveyancing solicitors to highlight issues affecting your new home. They include:

  • Local Authority search - includes the LLC1 and CON29 which includes local road or rail schemes
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Purchasers will be told if your chosen lender needs any additional searches, such as a tin mining search or an agricultural search.

The typical delivery time for LA searches provided by Pembrokeshire Council is 11 weeks. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Your conveyancing solicitor also retrieves office copies from HMLR, assisting with the identification of any planning issues. These issues could include the breach of a restrictive covenant or the title plan showing only very general boundaries.

Pembrokeshire Council Council Tax

Pembrokeshire Council calculate council tax on Pembrokeshire homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, the occupier of a Band B property in the Pembrokeshire Council area would pay annual council tax of £974.

A conveyancing solicitor in Pembrokeshire will inform a purchaser of the property's band once 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 reduces the tax due to 75% which would equal £731.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property is occupied solely by students. The Valuation Office Agency calculate bands for newly-constructed property, and where the owner has requested a revaluation.

Band Pembrokeshire Council Tax (2018)
A £835
B £974
C £1,113
D £1,252
E £1,531
F £1,809
G £2,087
H £2,505
I £2,922

Can you challenge the council tax bracket?

To challenge your banding contact:

Valuation Office Agency
Government Buildings
Picton Terrace
Carmarthen
Wales
SA31 3BT

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 Pembrokeshire properties

A purchaser will usually need to pay Stamp Duty Land Tax if the property they are buying is valued at over £125k. Stamp Duty Land Tax is paid to Her Majesty's Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

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

The following table illustrates stamp duty examples for average properties in Pembrokeshire:

  Average sale price (2018 to date) Stamp Duty
Average price £188,243 £1,264.86
Average price (detached) £238,556 £2,271.12
Average new build £325,990 £6,299.50

Stamp duty relief for first-time buyers in Pembrokeshire

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following the autumn budget statement, second home buyers must pay a stamp duty surcharge of 3%. For example, if a property owner bought a second home in Pembrokeshire for the average price of £188,243 the SDLT would be £9,412.15.

Conveyancing solicitors in Pembrokeshire will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Pembrokeshire

New build site

The drawbacks of purchasing a leasehold property should be of serious concern for buyers of leasehold property. The numerous common problems awaiting the unsuspecting purchaser include absent freeholders and exponential ground rents.

Erroneous leasehold advice, from a conveyancing solicitor lacking in specialist knowledge, can have serious consequences.

If you are planning to buy a house or flat with a lease, a good conveyancing solicitor in Pembrokeshire will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent or landlord enquiries
  • service charges, ground rents and buildings insurance arrangements
  • managing agent memoranda and articles of association

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Pembrokeshire?

Building site

Based on local data compiled by HM Land Registry, 5 new build homes have been bought in Pembrokeshire in 2018 so far. The average purchase price of new builds in Pembrokeshire is £325,990.

The legal side of buying a new build can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Pembrokeshire should be conscious of local considerations and should check a range of issues, e.g. ensuring that new build mortgage conditions are met and dealing with incomplete service connection agreements.

Our award-winning conveyancing team specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas

Whether you are going to buy a period country house or an Edwardian house, if the house is in a designated conservation area, any changes you can make to the house may not be allowed by the local authority.

Called Article 4 directions, these building controls could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and 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 conveyancing solicitor will confirm whether the property you are buying is located in one of Pembrokeshire's conservation areas.

Conveyancing - Selling a property in Pembrokeshire

The legal work involved in a sale of a house or flat is simpler than for a purchase. The buyer's solicitor will carry out extensive research on the legal title of your home, whilst conveyancing solicitors in Pembrokeshire acting for the seller merely collates information and answers the buyer's questions .

What could put the process at risk?

Issues, such as being situated on an unadopted road, have the capacity to delay the sale conveyancing process if ignored.

You shouldn't ignore this in the hope that any issues won't be spotted. Instead, you should talk to a professional, face the issues head on, and find a solution at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold flat or house is much more difficult than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Pembrokeshire must undertake additional legal work, which could include obtaining an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

It would be prudent to instruct a property lawyer as soon as the property is marketed, if not before, to reduce delays associated with leasehold property and, in particular, dealing with managing agents.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a house or flat in Pembrokeshire, and we are acting for the other side, you could contact a property solicitor firm in Pembrokeshire to carry out your legal work.

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Conveyancing - Remortgaging a property in Pembrokeshire

Whilst homeowners consider remortgaging for a range of reasons, homeowners generally remortgage a home to secure a lower interest rate.

A good conveyancing solicitor in Pembrokeshire can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for your chosen mortgage lender. Our conveyancing team are on the panel for all major UK lenders, so whether you are switching to an offset mortgage with RBS or to a fixed-rate mortgage with the Market Harborough Building Society, we can assist.

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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