Updated: October 12, 2018

Pontyclun conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Pontyclun

Conveyancing solicitor fees will be paid to your Pontyclun conveyancing solicitor for carrying out the legal work for a property transaction.

Do Pontyclun conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Pontyclun work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your quote explains what you will be charged when your property transaction has completed.

Are there any other costs?

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. These include costs like Stamp Duty Land Tax (SDLT) or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Pontyclun cost in total?

Whilst conveyancing fees in Pontyclun will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority Search fees can vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard home sale or purchase, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Pontyclun

The conveyancing for a property buyer needs a conveyancing solicitor in Pontyclun to consider a wide range of issues. Examples of such issues can range from defective property title to problems affecting the mortgageability (e.g. a short lease).

The buyer's lawyer will report their findings back to the purchaser and their lender, help with resolving any problems and confirm that the legal title passes to the new owner.

This section discusses the aspects of the buying process for conveyancing solicitors in Pontyclun necessitating a deeper level of knowledge.

Your Pontyclun conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Santander or a less common lender such as the Furness Building Society, before instructing a conveyancing solicitor in Pontyclun you must confirm that they can represent your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies will only work with a select panel of solicitors or licensed conveyancers.

If this is the case, the lender will require an alternative law firm to act in their interests, and you will be expected to pay this second lawyer's costs. This can frustrate or delay the process.

Failing to confirm the lender panel membership of your conveyancing lawyer can mean serious delays.

Quittance Conveyancing can act for all lenders.

Rhondda Cynon Taf County Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Pontyclun conveyancing solicitors to give details about your planned purchase.

Mortgage lenders also need a list of searches to be applied for. Required searches will include:

  • Local Authority (LA) search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - describes the insurance to protect against any liability owed by Pontyclun properties for local parish repairs.

More specific searches, such as a highways search or a geological search, may also be recommended in the standard search results.

The typical turnaround time for property searches obtained from Rhondda Cynon Taf County Borough Council is 9 weeks. Your conveyancer will recommend using a faster search agent.

Planning searches

Official Entries will also be sourced from the Land Registry by the conveyancing solicitor acting for the homebuyer. This helps to find any potential issues. Examples of these include outbuildings missing from the title plan or restrictions that limit alterations.

Rhondda Cynon Taf County Borough Council Council Tax

Rhondda Cynon Taf County Borough Council calculate your council tax based on a number of criteria e.g. the property's whereabouts and the value of the property. The occupier of a property in Band E, for example, would owe annual council tax of £2,036.

Conveyancing solicitors in Pontyclun will inform the buyer 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 £1,527.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'.

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

Can I challenge my valuation?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, and 30 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
CF14 5GR

Stamp Duty on Pontyclun properties

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay SDLT. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.

This table sets out Stamp Duty Land Tax for typical property in Pontyclun:

  Average sale price (February 2018) SDLT
Average price £203,499 £1,569.98
Average price (detached) £259,497 £2,974.85
Average new build £272,995 £3,649.75

Stamp duty relief for first-time buyers in Pontyclun

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for over £40,000 then you will have to pay a stamp duty surcharge of 3%. For example, if a property owner bought a second home in Pontyclun for the average price of £203,499 the SDLT would be £10,174.95.

Pontyclun conveyancing solicitors will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Pontyclun

New build site

It is risky to buy a leasehold property if you don't know what you are getting into. Exponential ground rents, reversionary interests and unreasonable lease extension premiums are among the frequent complications lying in wait for an uninformed purchaser.

Poor leasehold guidance, from a property lawyer with only freehold experience, could lead to serious consequences.

A competent conveyancing solicitor in Pontyclun will address aspects of leasehold, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with landlords
  • any recent demands for service charges and ground rent
  • missing building regs and planning
  • buildings insurance apportionments

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

Buying a 'New Build' property in Pontyclun?

New build site

6 new build properties have been bought in Pontyclun in 2018 so far, (HM Land Registry data). The average cost of new build properties in Pontyclun is £257,162.

The legal side of acquiring a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a Pontyclun conveyancing solicitor needs to be aware of local Pontyclun factors and must consider a range of factors, including ensuring that new build mortgage conditions are met and handling initial Land Registry registration.

Our award-winning team of conveyancers specialise in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Rhondda Cynon Taf Conservation areas

When acting for the buyer of a home in Pontyclun, a conveyancing solicitor will confirm whether the house is in a conservation area in Pontyclun. If it is, the house could be affected by specific building controls. Called Article 4 directions, these building controls could include restrictions on the use of PVC or aluminium windows, restrictions on joinery colour choices or limitations on new outbuildings.

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 Pontyclun's conservation areas.

Conveyancing - Selling a property in Pontyclun

Conveyancing for a house sale is less complicated than for a purchase. For a house purchase, the burden lies with the purchaser to satisfy themselves that the property does not have any legal issues.

Conversely, with a sale, conveyancing solicitors in Pontyclun acting for the existing owner effectively just answer any enquiries made by the buyer's solicitor.

What could put your sale at risk?

Common obstacles, like not being insurable, have the potential to endanger a transaction if they are ignored.

Don't ignore the issue and hope the buyer's solicitor won't notice - get professional advice instead, square up to the issue(s), and find a solution at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat (leasehold houses are uncommon) is significantly more complicated than it is for a freehold home.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Pontyclun, including collating all relevant freeholder information, through to a copy of any required license to assign.

To reduce leasehold-related delays, it is highly recommended that the seller instruct a solicitor as soon as possible, and potentially before marketing the property,.

Can Quittance conveyancers act for the buyer and the vendor in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, SRA regulations ban the same conveyancing solicitor from acting on both sides in a house sale and purchase.

You may want to instruct a property solicitor firm in Pontyclun to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Pontyclun conveyancing solicitor directory

  • Full Stop Law Limited, 37a Cowbridge Road, Pontyclun, Mid Glamorgan, CF72 9EB
  • David W Harris & Co, Grove House, 21-25 Talbot Road, Talbot Green, Pontyclun, Mid Glamorgan, CF72 8AD
  • Devonalds, 46 Talbot Road, Talbot Green, Pontyclun, Rhondda Cynon Taf, CF72 8AF

Conveyancing - Remortgaging a property in Pontyclun

Whilst there are many reasons to consider remortgaging, people generally remortgage to get a more attractive interest rate.

Homeowners will typically be able to benefit from a better rate earlier with a more proactive conveyancing solicitor in Pontyclun, shortening the time the conveyancing takes. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

To ensure that the parties' interests are protected, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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