Updated: October 12, 2018

Porthcawl conveyancing solicitor fees

No Move, No Fee conveyancing in Porthcawl

Conveyancing solicitor fees will be paid to your Porthcawl conveyancing solicitor for the legal work for a home sale or purchase.

Are Porthcawl conveyancing fees and costs fixed?

Some conveyancing solicitors in Porthcawl work on a fees per hour basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Stamp Duty Land Tax or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Porthcawl cost?

Porthcawl conveyancing fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, council search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

For a standard sale or purchase, the fees we quote are the fees you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Porthcawl

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

That said, it remains the responsibility of a Porthcawl conveyancing solicitor to carry out due diligence on the property, report back to the buyer and the lender, help with resolving any problems and confirm that the legal title passes to the new owner.

The content below examines those parts of the buying process for conveyancing solicitors in Porthcawl that necessitate specialist knowledge.

Your Porthcawl conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a less common mortgage lender like the Coventry Building Society, to a large lender such as the HSBC. Before appointing a Porthcawl conveyancing solicitor, whoever you choose, you need to check that they are on the approved solicitor panel of your lender.

Your conveyancer may be unable to act for your lender, because some lenders will only accept a selected list (known as a 'lender panel') of legal practices that meet stringent standards.

If this is the case, the lender will need a different legal firm to complete the legal work, and you will usually need to pay this alternative solicitor's fees. This can frustrate or delay the process.

Failing to confirm the lender panel status of your conveyancing solicitor could mean significant delays.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Property Searches (Bridgend County Borough Council)

Searches are enquiries made of government bodies by Porthcawl conveyancing solicitors to identify issues affecting your new home.

Banks and building societies also need to see searches (as set out in the CML Handbook) to be applied for. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Further searches, such as a radon gas search or a commons registration search, may also be referred to in the standard searches.

The approximate delivery time for Local Authority searches delivered by Bridgend County Borough Council is 12 weeks, so quicker regulated searches will be advisable.

Finding planning permissions

Official Entries will also be sourced from HM Land Registry by the buyer's conveyancing solicitor, assisting with the identification of any planning issues, for example the title plan showing only very general boundaries or limits on the development of the property.

Bridgend County Borough Council Council Tax

The amount of council tax a homeowner in Porthcawl will pay to Bridgend County Borough Council will depend on the property's value and the number of residents. For example, for an average Tax Band D residential property in Porthcawl, the amount of council tax due would be £1,676.

Conveyancing solicitors in Porthcawl will inform the buyer of the property's band as soon as they are notified.

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 £1,257.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or properties awaiting grant of probate.

Band Bridgend County Borough Council Tax (2018)
A £1,117
B £1,303
C £1,490
D £1,676
E £2,048
F £2,421
G £2,793
H £3,352
I £3,910

Can you challenge the council tax bracket?

To challenge your banding contact:

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, of which 10 saw a reduction.

Stamp Duty on Porthcawl properties

SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If you are buying a property that costs over £125k, then you will have to pay stamp duty to HMRC.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

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

  Average selling price (2017) Stamp Duty
Average price £228,950 £2,079.00
Average price (detached) £300,782 £5,039.10
Average new build £339,995 £6,999.75

Stamp duty relief for first-time buyers in Porthcawl

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Higher rates of stamp duty apply to buyers of second home in the form of a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second home in Porthcawl for the average price of £228,950 the SDLT would be £11,447.50.

Porthcawl conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Porthcawl

New build site

It is rarely a good idea to buy a leasehold home without being aware of the facts. Numerous legal complications could be awaiting an uninformed purchaser, including sub-letting restrictions, unreasonable managing agent fees and unreasonable ground rents.

Inaccurate leasehold advice, from an inexperienced lawyer, could have costly, long-term consequences.

If you intend to purchase a leasehold home, a good conveyancing solicitor in Porthcawl will consider possible leasehold issues, e.g. :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • reviewing correspondence between the freeholder and leaseholder
  • service charges for relevant date periods
  • enfranchisement

Ensure that you are fully-informed regarding your planned purchase - You can call our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Porthcawl?

House under construction

The average value of new build property in Porthcawl is £339,995, based on data from Her Majesty's Land Registry. 1 newly-constructed homes were purchased in Porthcawl last year.

A new-build conveyancing solicitor in Porthcawl will need to be familiar with both local Porthcawl factors as well as new build-specific issues, like ensuring new estate roads are adopted and liaising with the builder's onsite sales team.

With our new build team, you will get an impartial appraisal of the property's legal status, with close attention paid to concerns like the home's subsequent mortgageability and 'doubling' ground rent and service charges (where applicable).

Glamorgan Conservation areas

Your conveyancing solicitor will need to confirm if the home you are planning to buy is in a conservation area in Porthcawl. If it is, the property will be affected by certain building controls. Called Article 4 directions, these constraints may include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Porthcawl.

Conveyancing - Selling a property in Porthcawl

The legal work involved in a sale of a house or flat is simpler than for a property purchase. With a property purchase, the obligation lies entirely with the buyer to discover whether the title of the property they are buying is mortgageable and free from legal issues.

Conversely, with a sale, conveyancing solicitors in Porthcawl acting for the vendor for the most part just answer the buyer's solicitor's questions.

What could jeopardise your sale?

Frequently occurring issues, such as chancel repair liability, can jeopardise a sale if left unresolved.

Don't shy away from finding a solution as solicitors are trained to unearth any such issues - speak to an expert and work to resolve it proactively.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is quite a lot more involved than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Porthcawl must undertake additional work. This can involve collating the latest service charge and ground rent statement or details of any breach of the terms of the lease.

It is recommended that the vendor contacts a leasehold-specialist conveyancer as soon as an estate agent is chosen to reduce delays.

What if Quittance is already acting for the other side?

SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You could contact a law firm in Porthcawl to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.

Local Porthcawl conveyancing solicitor directory

  • David & Snape, 4 Lias Road, Porthcawl, Mid Glamorgan, CF36 3AH
  • Whittinghams, 16 Well Street, Porthcawl, Mid Glamorgan, CF36 3BE

Conveyancing - Remortgaging a property in Porthcawl

Although there are many reasons to remortgage, homeowners will usually remortgage their home to secure a lower interest rate.

A proactive conveyancing solicitor in Porthcawl will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

It is important that the property lawyer carrying out the remortgage can represent your new mortgage lender. Quittance Conveyancing are on the panel for all major UK lenders. So whether you are moving to a flexible mortgage with the Bank of Scotland or to a discounted-rate mortgage with the Market Harborough Building Society, we can help.

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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