Updated: October 12, 2018

Porth conveyancing solicitor fees

No Move, No Fee conveyancing in Porth

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Porth for the legal work involved in moving home.

Do Porth conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Porth will work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a No Sale, No Fee basis, with no hidden costs. Your quote will set out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like TT fees or HMLR fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Porth cost in total?

Whilst conveyancing fees in Porth will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flooding search, may be needed and council search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate your conveyancing fees, 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 Porth

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of the conveyancing solicitor in Porth to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.

This article discusses those residential property types which may be of interest to homebuyers looking for conveyancing solicitors in Porth.

Your Porth conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a niche lender like New Street Mortgages, to a major lender such as the Nationwide Building Society. Before choosing a conveyancing solicitor in Porth, whoever you choose, it is critical that you make sure that they can represent your mortgage lender.

Some lenders only accept a selected list (known as a 'lender panel') of firms. If your solicitor cannot act for your mortgage lender, the lender will require a second legal firm to complete the legal work.

The purchaser will then have to cover this alternative solicitor's costs and significant delays to your move could occur.

Not checking your conveyancing solicitor's lender panel status can frustrate the process.

Our conveyancing solicitors are approved members of all lender panels.

Searches (Rhondda Cynon Taf County Borough Council)

Residential property searches are carried out by Porth conveyancing solicitors to unearth issues that might impact how much the property you are purchasing will be worth.

Searches are primarily carried out to meet lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a radon gas search or a more detailed plan search, may also be recommended depending on the contents of the standard searches.

Rhondda Cynon Taf County Borough Council has an approximate processing time of 9 weeks for searches, so faster personal searches will be preferred.

Checking planning permission status

Office copies will also be ordered from HMLR by the conveyancing solicitor acting for the buyer, assisting with the identification of any planning issues. Examples of these include a restrictive covenant against certain alterations or discrepancies between the property boundaries and the title plan.

Rhondda Cynon Taf County Borough Council Council Tax

Council tax is calculated by Rhondda Cynon Taf County Borough Council on property value and the number of people living in the property. E.g. a property in the Rhondda Cynon Taf County Borough Council area in Valuation Band B would pay £1,295 per annum.

Conveyancing solicitors in Porth will inform the buyer of the property'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 £972.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is occupied by someone who is seriously mentally impaired.

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

Could you be overpaying?

To appeal contact:

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, and 30 resulted in a reduction.

Stamp Duty on Porth properties

Stamp Duty Land Tax is paid to HM Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

A property purchaser will usually need to pay stamp duty if the residential property they are buying is valued at over £125k.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use legal case management system to ensure that SDLT is paid immediately after completion.

See SDLT examples for homes in Porth:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £104,535 £0.00
Average price (detached) £245,426 £2,408.52
Average new build £210,245 £1,704.90
Higher rates of SDLT apply to buyers of second residential property in the form of a higher SDLT rate of 3%. For example, if a homeowner bought a second property in Porth for the average price of £104,535 the SDLT would be £3,136.05.

Stamp duty relief for first-time buyers in Porth

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in Porth will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Porth

New build site

The pitfalls associated with buying a leasehold flat in the UK are under increasing media scrutiny. Numerous technical issues may be lying in wait for the unsuspecting buyer, including:

  • unreasonable ground rents
  • sinking fund issues
  • excessive freehold premiums
Bad or incomplete leasehold advice, from a lawyer with only freehold experience, can have costly, long-term consequences.

If you intend to buy a house or flat with a lease, a experienced conveyancing solicitor in Porth will consider possible leasehold issues, for example dealing with landlords, reviewing the lease itself (many leases are decades old) and landlord/tenant disputes.

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Porth?

New build site

4 brand new properties have been bought in Porth in 2018 so far, according to data gathered by the Land Registry. The average purchase price of Porth new build homes is £210,245.

A new-build conveyancing solicitor in Porth must be well-versed in local factors and the extra complexities of new build, such as verifying rights of access and working to tight developer deadlines.

With Quittance Conveyancing, you will get an impartial assessment of the legal title of the property, and in particular factors like the home's subsequent marketability and excessive ground rent and service charges (where applicable).

Conservation areas in Rhondda Cynon Taf

Your conveyancing solicitor will need to check whether the house you are buying is in a conservation area in Porth. If it is, the property will be affected by certain conditions. These constraints, called Article 4 Directions, could include:

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

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Porth

Conveyancing for a house sale is less difficult than when buying. The buyer's conveyancing solicitor carries out a detailed investigation on your home. Conveyancing solicitors in Porth acting for the seller, however, just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What can vendors do to help your sale go through?

Properties can face many challenges (e.g. having a defective lease or a boundary dispute) that can derail your home move.

Property specialists will almost always advise that vendors handle these issues without delay.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat or house is a great deal more complex than it is for a freehold home.

Conveyancing solicitors in Porth will also need to carry out additional work, including contacting the freeholder for the latest service charge accounts, through to a copy of the service charge budget for the current year.

To speed up the leasehold conveyancing process, it is highly recommended that you instruct leasehold-specialist property lawyer as soon as possible, potentially before putting the property on the market,.

What if you are acting for the other side?

Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a property sale. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Porth home, and we are acting for the other side, you could instruct a property solicitor firm in Porth to carry out your legal work.

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Conveyancing - Remortgaging a property in Porth

People remortgage their home for all sorts of reasons, such as the existing lender having refused a payment holiday, or releasing capital. By far the most common reason, however, is to secure a better rate of interest.

A good conveyancing solicitor in Porth will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

To confirm that the lender's interests are safeguarded, the property lawyer handling your remortgage will 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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