Award-winning No Move, No Fee conveyancing for Penarth home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a property, and need conveyancing solicitors in Penarth, our no sale, no fee property lawyers can help.
We offer 100% fixed conveyancing fees, and because we prioritise proactive communication between all parties, you will never be in the dark about how your move is progressing.
If, for any reason at all, your move does not proceed our no move no fee promise means you won't incur any conveyancing solicitors' legal fees.
Penarth's most communicative conveyancing service
According to a survey commissioned by Veyo, nearly 30% of the participants said they were not kept informed by the [solicitor].
The client charters of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are particularly focused on resolving the issue of sub-standard conveyancing solicitor communication.
Despite this, a survey commissioned by the Conveyancing Association, showed that 23% of conveyancing transactions do not exchange as the result of poor communication.
Our Penarth conveyancing solicitors deliver a first-rate conveyancing service. We strive to deliver the answers you need 7 days a week, using the contact method of your choice:
- Cheapest Penarth conveyancing solicitors fees
- Powerful case management technology
- Regular case updates by your preferred contact method (including SMS, phone and email)
- Personal extension numbers of your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
Updated: October 12, 2018
Penarth conveyancing solicitor fees
No Move, No Fee conveyancing in Penarth
Conveyancing solicitor fees are paid conveyancing solicitors in Penarth for the legal work associated with buying or selling a property.
Are Penarth conveyancing fees and costs fixed?
Some conveyancing solicitors in Penarth 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 fixed No Move, No Fee basis, with no hidden fees. Your conveyancing quote sets out exactly what you will be charged when your property transaction has completed.
Are there any other costs?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like office copies or property searches.
How much will conveyancing in Penarth cost in total?
Conveyancing fees in Penarth will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority Search fees can vary.
For a standard conveyancing transaction, what we quote is the fee 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
Conveyancing - Buying a property in Penarth
Recent changes to the law mean that a seller must reveal any issues concerning their property to the buyer and the estate agent.
It remains, however, the duty of a Penarth conveyancing solicitor to carry out due diligence on the property, report back in detail to the buyer and the lender, deal with any legal problems and register the new owner's title at the Land Registry.
This article offers useful guidance for homebuyers who want conveyancing solicitors in Penarth.
Your Penarth conveyancing solicitor must be lender-approved
Before you instruct a conveyancing solicitor in Penarth, it is critical that you make sure that they are on the panel of your chosen lender, whether you are getting a mortgage from Paratus AMC, Halifax or any other lender.
Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies are only prepared to work with a select list (referred to as a 'panel') of law firms.
Under these circumstances, the lender will need an alternative law firm to complete the legal work, and you will then have to cover this second solicitor's costs. This can push back the completion date of the purchase.
Quittance Conveyancing are on the panel of all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Vale of Glamorgan Council)
Searches are enquiries made of government bodies by Penarth conveyancing solicitors to identify information and potential issues affecting the property being purchased.
Banks and building societies typically also require searches (as set out in the CML Handbook) to be carried out. Required searches will include:
- Local Authority (LA) search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
- Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
- 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.
- Chancel repair liability - involves 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 a tin mining search or a disadvantaged area search, may also be referred to in the initial LA and Environmental searches.
The average processing time for LA searches supplied by Vale of Glamorgan Council is 13 weeks, so faster personal searches will be recommended.
Ensuring planning permission is in place
The buyer's conveyancing solicitor will source an Official Copy of the Title Register from HMLR. This will help to expose any planning issues. These issues could include restrictions that limit alterations or the title plan showing only very general boundaries.
Vale of Glamorgan Council Tax
The amount of council tax a homeowner in Penarth will pay to Vale of Glamorgan will depend on the property's value and the number of residents. For instance for an average Tax Band C residential property in Penarth, the amount due would be £1,303.
Conveyancing solicitors in Penarth will inform the purchaser of the property's tax band after 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 £977.
Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is a student nurse.
|Band||Vale of Glamorgan Tax (2018)|
Is it possible to appeal?
The Valuation Office Agency should reassess a property's band on request. To appeal contact:
Valuation Office Agency
Ty Glas Road
Stamp Duty on Penarth properties
Stamp Duty Land Tax is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.The current Stamp Duty Land Tax threshold for residential properties is £125,000.
Quittance use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.
See table below for stamp duty examples for properties in Greater Manchester:
|Average selling price (2017)||SDLT|
|Average price (detached)||£190,751||£1,315.02|
|Average new build||£268,317||£3,415.85|
Stamp duty relief for first-time buyers in Penarth
Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.
Penarth conveyancing solicitors should ensure the correct calculation is made.
Buying a flat? Leasehold conveyancing in Penarth
Purchasing a leasehold property if you are unaware of the facts is ill-advised. Ground rent multipliers, unfair developer practices and incomplete management company accounts are among the many traps lying in wait for an uninformed purchaser.
If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Penarth will consider possible leasehold issues, e.g. :
- checking the lease itself
- service charges for relevant date periods
- managing agent or landlord enquiries
- flats with varying lease terms
- service charge retentions
Make sure that you are fully-informed regarding your planned purchase - Get in touch with our leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Penarth?
Based on HMLR data, 3033 new builds were purchased in Atherton last year. The average price for Penarth new build homes is £268,317.
The legal side of acquiring a new build home can be more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Penarth must be aware of local factors and should investigate several key issues, e.g. investigating developer incentives and confirming building regulation compliance.
Our team of conveyancers specialise in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.
Conservation areas in Glamorgan
Your conveyancing solicitor will check if the house you are purchasing is in a conservation area in Penarth. If it is, the house is affected by restrictions. Called Article 4 directions, these constraints could include a prohibition on roof terraces, restrictions on the use of external insulation or limitations on new outbuildings.
If a property is in breach, you could be required by law (as the new owner) to pay for returning the property to a compliant state, even if the previous owner carried out the alterations.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Penarth.
Conveyancing - Selling a property in Penarth
The legal work involved in a sale of a home is much simpler than for a purchase. With a purchase, the obligation is on the buyer to ensure that the property they are buying can be mortgaged and is free from legal issues.
On the other hand, when selling, conveyancing solicitors in Penarth acting for the person selling effectively just answer the purchaser's enquiries.
What factors could threaten your sale?
Frequently occurring issues, such as having right or way issues (such as being landlocked) or restrictions on how you can use the property, can significantly frustrate your home move if they are ignored.
Don't ignore the issue as solicitors are trained to unearth any such issues - seek out professional help instead and deal with it as quickly as possible.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
- Dispute with a neighbour? What to do before selling your home
Read more conveyancing advice for sellers.
Leasehold conveyancing for a sale
The legal work for a leasehold property is a great deal more involved compared to a freehold house.
Conveyancing solicitors in Penarth will also need to carry out additional work, including sourcing detailed managing agent information, through to a copy of the insurance policy.
It is highly recommended that the vendor contacts a leasehold-specialist conveyancer as soon as possible to reduce delays.
What if Quittance is already acting for the other side?
A conveyancer regulated by the CLC can act for both parties. However, SRA regulations prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase.
You can contact a local Penarth conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.
Local Penarth conveyancing solicitor directory
- Alan Simons & Co, 5 Bradenham Place, Penarth, South Glamorgan, CF64 2AG
- J A Hughes, 7 Bradenham Place, Penarth, Vale of Glamorgan, CF64 2AG
- Merrils Ede, 8 Herbert Terrace, Penarth, Vale of Glamorgan, CF64 2AH
- Sinclairslaw Limited, Windsor Chambers, 36 Windsor Terrace, Penarth, Vale of Glamorgan, CF64 1AB
- Lucas Law Solicitors, 2h Cornerswell Road, Penarth, Vale of Glamorgan, CF64 2UZ
Conveyancing - Remortgaging a property in Penarth
Reducing monthly repayments by finding a lower interest rate is primarily why homeowners remortgage. There are other reasons, such as releasing capital, or wanting a more flexible mortgage.
A good conveyancing solicitor in Penarth can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a critical factor in getting the mortgage rate you want.
The property lawyer carrying out your remortgage needs to be able to act for your preferred mortgage lender. Our conveyancing team are on the panel for all major lenders, so whether you are switching to a 95% mortgage with Britannia or to a repayment mortgage with the Coventry Building Society, Quittance can help.
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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