Updated: October 12, 2018

Port Talbot conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Port Talbot

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

Do Port Talbot conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Port Talbot who offer services on a price per hour basis. Your conveyancing quote sets out exactly 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 cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as bankruptcy searches or identity verification checks.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Port Talbot cost?

Whilst conveyancing fees in Port Talbot will be the same as anywhere else in the UK, the disbursements required can vary. For example, council search fees will vary and specific extra searches, such as a Coal Authority search, may be necessary.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Port Talbot

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to investigate the house or flat they plan to buy.

A conveyancing solicitor in Port Talbot will offer suggestions and advice once their enquiries are complete, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

This article examines the aspects of the legal process for conveyancing solicitors in Port Talbot where additional expertise is important.

Your Port Talbot conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a large lender such as Barclays Bank, to a less common lender like DB UK Bank. Before you select a Port Talbot conveyancing solicitor, it is critical that you make sure that they are on the approved panel of your lender.

Your conveyancer may be unable to act for your lender, because some banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of solicitors or licensed conveyancers.

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

Neglecting to check your conveyancer's lender panel status can result in serious delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Searches (Neath Port Talbot Council)

Residential property searches are applied for by Port Talbot conveyancing solicitors in order to identify problems that could reduce the value of the property you are buying.

Searches are primarily performed to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your conveyancer will tell you if your lender needs any additional searches, such as a highways search or a ground stability report.

The estimated lead time for LA searches obtained from Neath Port Talbot Council is 20 weeks, so your conveyancer will recommend using a faster search agent.

Finding planning permissions

Your conveyancing solicitor also obtains an 'Official Copy of the Title Register' from HM Land Registry. This will help to identify potential planning issues. Examples of these include the breach of a restrictive covenant or the title plan showing only very general boundaries.

Neath Port Talbot Council Council Tax

The amount of council tax a homeowner in Port Talbot will pay to Neath Port Talbot Council will depend on the property's value and the number of residents. The occupier of a property in Band C, for example, would owe annual council tax of £1,576.

Conveyancing solicitors in Port Talbot will inform a buyer of the home's tax band once this is confirmed by the searches.

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 £1,182.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or for foreign language students.

Band Neath Port Talbot Council Tax (2018)
A £1,182
B £1,379
C £1,576
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545
I £4,136

Can I lower my band?

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

Valuation Office Agency
180 High St
Swansea
West Glamorgan
Wales
SA1 1JR

From April 2016 to March 2017, 40 council tax challenges were made, of which 10 saw a reduction.

Stamp Duty on Port Talbot properties

The SDLT1 form is seven pages long, and HMRC (formerly Inland Revenue) fines those who delay in completing and returning it. If a property is valued at over £125,000, the purchaser usually must pay stamp duty.

Quittance Conveyancing's integrated case management system integrates with online SDLT filing systems to ensure that the stamp duty is settled efficiently.

This table sets out SDLT for average property in Port Talbot:

  Average sale price (2017) Stamp Duty Land Tax
Average price £110,356 £0.00
Average price (detached) £209,513 £1,690.26
Average new build £109,998 £0.00
If you are buying a second home for more than £40,000 then you will have to pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second home in Port Talbot for the average price of £110,356 the SDLT would be £3,310.68.

Stamp duty relief for first-time buyers in Port Talbot

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

Conveyancing solicitors in Port Talbot should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Port Talbot

New build site

Buying a leasehold house or flat is not as simple as buying a freehold property. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed buyer, including:

  • spiralling ground rents
  • incomplete management company accounts
  • short leases
Serious financial ramifications can result from an inexperienced property lawyer's bad leasehold advice.

A experienced conveyancing solicitor in Port Talbot will address aspects of leasehold, such as :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders and managing agents
  • service charges for relevant date periods
  • share of freehold complexity

Make sure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Port Talbot?

New build building site

The average sale price of a new build home in Port Talbot is £109,998. 3 brand new homes were purchased in Port Talbot last year.

The legal side of acquiring a new build property is frequently more involved than other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Port Talbot should be aware of local factors and needs to check numerous things, like dealing with failures to arrange warranty provider inspections and confirming right of way over drains and sewers.

Our highly qualified team of conveyancers are experts in new build purchases and working to tight developer deadlines.

Neath Port Talbot Conservation areas

Whether you are planning to buy a period country house or a Victorian family home, if the property is in a conservation area, any changes you can make to the property may not be accepted by Neath Port Talbot Council.

These building controls can include a range of factors from restrictions on the use of external insulation, to restrictions on painting external walls.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Port Talbot.

Conveyancing - Selling a property in Port Talbot

The legal process for a house sale is much simpler than for a property purchase. With a property purchase, the principle of 'buyer beware' means that the onus is on the buyer to discover whether the property's title is legally sound and meets their mortgage lender's criteria.

Conversely, when selling, conveyancing solicitors in Port Talbot acting for the existing owner for the most part just answer the buyer's questions.

What could put the sale of your property at risk?

Common obstacles, like not having full title, can potentially prolong the sale conveyancing process.

Don't put off finding a solution, trusting that the issue won't be discovered. Instead, seek out professional help and tackle it as early as possible.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold property is much more complex than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Port Talbot will need to conduct additional tasks, and this could include obtaining the latest service charge and ground rent statement or any documents pertaining to a variation of the terms of the lease.

It is strongly advised that the seller instructs a conveyancer with leasehold experience as soon as possible, and potentially before marketing the property, to ensure the legal technicalities are handled correctly.

What if you are already acting for the other side?

CLC-regulated conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a Port Talbot home, and we are doing the legal work for the other side, you could contact a property solicitor firm in Port Talbot to carry out your legal work.

Local Port Talbot conveyancing solicitor directory

  • Sam Hawking Property Lawyers Ltd, 65a Station Road, Port Talbot, West Glamorgan, SA13 1NW
  • Aberavon Lawyers Limited, 11 Courtland Place, Port Talbot, West Glamorgan, SA13 1JJ
  • Howe & Spender, Courtland Chambers, 38-42 Station Road, Port Talbot, West Glamorgan, SA13 1JS
  • Bowermans, 1 Courtland Place, Port Talbot, West Glamorgan, SA13 1WR

Conveyancing - Remortgaging a property in Port Talbot

The main reason homeowners remortgage a home is to get a lower interest rate. Other reasons to consider remortgaging include getting onto a longer fixed-rate term, or wanting to borrow more.

Homeowners can benefit from a better rate sooner with a more efficient conveyancing solicitor in Port Talbot, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

So that they can confirm that the interests of the lender are protected, the property lawyer handling your remortgage will need to act for both you and the mortgage provider.

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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