Updated: October 12, 2018

Pontypool conveyancing solicitor fees

No Move, No Fee conveyancing in Pontypool

Conveyancing solicitor fees are paid to your Pontypool conveyancing solicitor for carrying out the legal work for a property transaction.

Are Pontypool conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Pontypool who work on a fees per hour basis. Your quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', on top of the conveyancing fees.

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, such as landlord's notice fees or Land Registry fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Pontypool cost?

Conveyancing solicitor fees in Pontypool should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a commons registration search, may be needed and Local Authority (LA) Search fees will vary.

There are no hidden fees or nasty surprises with Quittance. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Pontypool

Caveat emptor, meaning 'let the buyer beware', was a key part of property law in England and Wales. Since 2013, this principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to carry out due diligence on a planned purchase.

The conveyancing solicitor in Pontypool will give advice following their enquiries, deal with any legal problems and register the title in the new owner's name.

The content below sets out useful advice for homebuyers looking for conveyancing solicitors in Pontypool.

Your Pontypool conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like TSB or a niche lender such as the Hinckley and Rugby Building Society, before choosing a conveyancing solicitor in Pontypool it is paramount that you confirm that they are on the approved solicitor panel of your lender.

Some lenders are only happy to work with a selected list (known as a 'panel') of legal firms that pass strict standards. If a conveyancer cannot act for your lender, the lender will need an alternative legal firm to carry out the legal work.

The borrower will usually need to pay this substitute lawyer's costs, and the conveyancing process can take much longer.

Your purchase can be seriously delayed if you fail to check your conveyancing solicitor's lender panel status.

Our solicitors can perform the conveyancing for all lenders.

Torfaen County Borough Council searches

Property searches are enquiries made by Pontypool conveyancing solicitors to provide information about your new home.

Banks and building societies also expect property searches (sometimes referred to as 'conveyancing searches') to be applied for. These include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
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.

Further searches, such as a highways authority search or an agricultural search, may also be referred to in the standard search results.

Torfaen County Borough Council has an approximate processing time of 7 weeks for conveyancing searches. Your conveyancer will alternatively recommend using a faster search agent.

Planning documents

Official Entries (or 'office copies') will also be ordered from HMLR by the purchaser's conveyancing solicitor. This helps to find potential planning issues. Examples of these include a difference between the agent's floorplan and the title plan or a restrictive covenant against certain alterations.

Torfaen County Borough Council Tax

As a homeowner in Pontypool, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. E.g. a house in the Torfaen County Borough area in Valuation Band B would pay £1,187 per annum.

Conveyancing solicitors in Pontypool will inform a purchaser of the home's council tax band once they are themselves notified.

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 (25%) would reduce the tax due to £890.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Torfaen County Borough Tax (2018)
A £1,018
B £1,187
C £1,357
D £1,526
E £1,865
F £2,205
G £2,544
H £3,053
I £3,561

Can I dispute my council tax rate?

In 2016/17, 10 council tax challenges were made. 10 saw a reduction. To appeal contact:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
CF14 5GR

Stamp Duty on Pontypool properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

The current stamp duty threshold for residential properties is £125,000.

Quittance Conveyancing's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

This table sets out SDLT for average property in Pontypool:

  Average sale price (2017) Stamp Duty Land Tax
Average price £141,905 £338.10
Average price (detached) £228,173 £2,063.46
Average new build £200,400 £1,508.00
Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the property is not let out. So if a second home was bought for £141,905 then the stamp duty total will be £7,095.25.

Stamp duty relief for first-time buyers in Pontypool

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with reduced rates up to £500,000.

Pontypool conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Pontypool

New build site

Purchasing a leasehold home is not as simple as purchasing a freehold home. There are many legal issues that may be awaiting the unsuspecting buyer, such as onerous clauses in the lease, unreasonable ground rents and absent freeholders.

Severe consequences can result from an inexperienced solicitor's erroneous leasehold advice.

If you are planning to buy a leasehold property, a good conveyancing solicitor in Pontypool will consider possible leasehold issues, e.g. :

  • checking the lease itself
  • dealing with landlords
  • service charge records from the last three years
  • proceedings threatened against the freeholder under Part 2 of the Commonhold and Leasehold Reform Act 2002

Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Pontypool?

House under construction

According to Land Registry information, 50 new builds were purchased in Pontypool last year. The average value of a new build home in Pontypool is £200,400.

The legal side of buying a new build property can be complicated compared to other types of conveyancing. To prevent difficulties arising a Pontypool conveyancing solicitor should be aware of local issues and must check numerous things, e.g. dealing with failures to arrange warranty provider inspections and administering Help to Buy purchases.

Our team of new build conveyancers deliver an accurate and truly impartial assessment of the legal title of the property, and in particular concerns ranging from onerous leasehold conditions to 'doubling' ground rent and service charges (where applicable).

Conservation areas in Monmouthshire

Your conveyancing solicitor will need to check whether the home you are going to buy is in one of Pontypool's conservation areas. If it is, the home will be affected by specific conditions. These restrictions, called Article 4 Directions, may include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

If a property is in breach, you could be ordered by the local council to return the home to its earlier condition, even if the previous owner carried out the alterations.

Your conveyancing solicitor will address whether your planned purchase is located one of Pontypool's conservation areas.

Conveyancing - Selling a property in Pontypool

The legal process for a sale of a house or flat usually requires less work than for a purchase. For a house purchase, the responsibility lies entirely with the buyer to ensure that the property they are purchasing is not legally defective.

Conversely, when selling, conveyancing solicitors in Pontypool acting for the person selling need only answer the buyer's solicitor's formal enquiries.

What factors could threaten your sale?

Obstacles, such as having a defective lease or missing planning permission, can seriously prolong the sale conveyancing process if left unresolved.

It is best not to procrastinate, trusting that the issue won't be discovered. Instead, seek out professional help, square up to the issue(s), and find a solution proactively.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is much more complicated than for a freehold property.

Pontypool conveyancing solicitors will also perform extra work, such as requesting all relevant freeholder information, through to details of any slush fund for property maintenance.

It is generally a good idea to contact a solicitor as soon as the property is marketed, if not before, to mitigate predictable leasehold delays.

Can your conveyancing solicitors act for both the buyer and the seller in one transaction?

SRA rules prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.

You could contact a property solicitor firm in Pontypool to undertake your conveyancing, if a Quittance conveyancer is acting for the other side.

Local Pontypool conveyancing solicitor directory

  • Watkins & Gunn, Glantorfaen House, Hanbury Road, Pontypool, Gwent, NP4 6XY
  • Everett Tomlin Lloyd & Pratt, Clarence Chambers, Clarence Street, Pontypool, Gwent, NP4 6XP

Conveyancing - Remortgaging a property in Pontypool

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

Homeowners should be able to enjoy a better rate sooner with a more proactive conveyancing solicitor in Pontypool. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

A property lawyer will represent both you and the bank or building society to ensure the parties' interests are protected and the lender's new interest is correctly registered.

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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