Updated: October 12, 2018

Pontypridd conveyancing solicitor fees

No Move, No Fee conveyancing in Pontypridd

Conveyancing solicitor fees are the costs you pay your Pontypridd conveyancing solicitor for the legal work associated with buying or selling a property.

How are Pontypridd conveyancing fees calculated?

Some conveyancing solicitors in Pontypridd offer services on a cost per hour basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will set out what you will pay when your sale or purchase goes through.

What are disbursements?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax or telegraphic transfer fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Pontypridd cost?

Conveyancing solicitor fees in Pontypridd will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a flooding search, may be necessary and Local Authority Search fees can vary.

With Quittance, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Pontypridd

Caveat emptor (buyer beware), was the legal principle of English property law. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

A conveyancing solicitor in Pontypridd will offer professional advice once their enquiries are complete, help with resolving any problems and register the title in the new owner's name.

The content below gives useful advice for people who need conveyancing solicitors in Pontypridd for a purchase.

Your Pontypridd conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from Halifax, Pepper Money or any other lender, before selecting a Pontypridd conveyancing solicitor it is very important that you make sure that they can act in the interests of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some lenders will only work with a select list (referred to as a 'panel') of legal firms.

Should this be the case, the lender will probably require a different legal firm to complete the legal work, and you will be expected to pay this second lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Long delays can be caused by failing to check your property solicitor's lender panel status.

Our conveyancing solicitors can act on behalf of all mortgage providers.

Conveyancing Searches (Rhondda Cynon Taf County Borough Council)

Residential property searches are submitted by Pontypridd conveyancing solicitors to unearth any pertinent information that might possibly affect how much your home will be worth.

Banks and building societies also need specific searches to be submitted. 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 - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability owed by Pontypridd properties for local parish repairs.

You will be made aware if your lender requires any further searches, for example a more detailed flood report or a mining search.

Buyers could experience a delay of approximately 9 weeks for Local Authority searches provided by Rhondda Cynon Taf County Borough Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning documents

Your conveyancing solicitor will source official entries from HM Land Registry, assisting with the identification of any planning issues. These issues could include outbuildings lying outside the boundary or restrictive covenants governing the use of the property.

Rhondda Cynon Taf County Borough Council Council Tax

As a homeowner in Pontypridd, 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. for an average Band C house in Pontypridd, the council tax would be £1,480 per year.

Pontypridd conveyancing solicitors will inform a buyer of the home's council tax band once they have the Local Authority search results.

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 £1,110.

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 properties awaiting grant of probate. The Valuation Office Agency (VOA) assess bandings for new homes, and where the owner has requested a revaluation.

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

Does anyone ever challenge their valuation?

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

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
Llanishen
Wales
CF14 5GR

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made. 30 resulted in a reduction.

Stamp Duty on Pontypridd properties

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

If a home is purchased for £125k or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.

This table sets out stamp duty for typical property in Pontypridd:

  Average sale price (2017) Stamp Duty
Average price £147,226 £444.52
Average price (detached) £232,428 £2,148.56
Average new build £171,856 £937.12
Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Pontypridd bought a second property for the average price of £147,226 the SDLT would be £7,361.30.

Stamp duty relief for first-time buyers in Pontypridd

First-time buyer stamp duty relief is available on property purchases below £300,000.

Pontypridd conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Pontypridd

New build site

The drawbacks associated with purchasing a leasehold property should be a source of anxiety for leasehold property purchasers. The numerous common problems lying in wait for the unsuspecting buyer include:

  • undisclosed major works
  • restrictions on the use of the property
  • onerous clauses in the lease
  • ground rent multipliers
Bad or incomplete leasehold advice, from a lawyer who has only ever worked on freehold transactions, could have serious financial consequences.

A experienced conveyancing solicitor in Pontypridd will consider possible leasehold issues, including reviewing correspondence between the freeholder and leaseholder, understanding regional and era-specific nuances of leases and leaseholder/freeholder disputes.

Make sure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Pontypridd?

House being built

The average purchase price of a new build in Pontypridd is £171,856. 62 new builds were purchased in Pontypridd last year.

A new-build conveyancing solicitor in Pontypridd must be aware of local considerations and the extra complexities associated with new build, like advising on mortgage offer flexibility for delayed completion and handling withdrawal under the Consumer Code for Housebuilders.

With Quittance Conveyancing, you will get an accurate and truly independent assessment of the property's legal status, and in particular factors like the home's future resaleability and sharply increasing ground rent and service charges (where applicable).

Rhondda Cynon Taf Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, buying in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area restrictions will affect your home.

These building controls could include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

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 Pontypridd's conservation areas.

Conveyancing - Selling a property in Pontypridd

The legal process for a house sale is much simpler than when buying. The buyer's conveyancing solicitor will have to go through an investigation into the property, whereas conveyancing solicitors in Pontypridd acting for the vendor essentially just answers the purchaser's enquiries.

What steps can you take to reduce the risk of an abortive sale?

Obstacles, like having a flying freehold or having previously suffered from a flood event, can seriously protract the sale conveyancing process if ignored.

You shouldn't bury your head in the sand and hope any such problems will go away. The best course of action is to get professional advice and tackle it at the earliest stage.

Further reading:

Read more conveyancing advice for sellers.

Leasehold

The legal work for a leasehold flat or house is a great deal more involved in comparison with a freehold house.

Pontypridd conveyancing solicitors will also carry out additional work, and this could include sourcing a completed copy of the Leasehold Property Enquiry Form, through to information about any reserve fund that may be held.

To reduce delays, it is recommended that the vendor contacts a leasehold expert as soon as the decision is made to sell.

Can your conveyancing solicitors act for the buyer and the seller of the same property?

SRA regulations prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both parties.

You could contact a local Pontypridd conveyancing solicitor firm to handle your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

Local Pontypridd conveyancing solicitor directory

  • Kim Collings Solicitors, 1st Floor, 32 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BN
  • Baker Ashley Limited, 17 Gelliwastad Road, Pontypridd, Pontypridd, Mid Glamorgan, CF37 2BW
  • David W Harris & Co, 24-25 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BW
  • Jcp Solicitors Limited, 15 Gelliwastad Road, Pontypridd, Rhondda Cynon Taff, CF37 2BW
  • KTP Solicitors, 1 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BP

Conveyancing - Remortgaging a property in Pontypridd

Homeowners remortgage a home for a number of reasons, including moving from a standard variable rate (SVR) to a fixed-rate, or releasing funds to help pay for home improvements. By far the most common reason, however, is to get a lower interest rate.

You can enjoy the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Pontypridd. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer will represent both you and the mortgage lender to certify the mortgage provider's interests are protected.

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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