Updated: October 12, 2018

Powys conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Powys

Conveyancing solicitor fees will be paid conveyancing solicitors in Powys for the legal work for a home sale or purchase.

How are Powys conveyancing fees calculated?

Our conveyancers work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Powys who offer services on a cost per hour basis. Your conveyancing quote will set out what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the solicitor's 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 managing agent fees or Land Registry fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Powys cost?

While conveyancing fees in Powys will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a flood plain search, may be needed and Local Authority (LA) Search fees will vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. 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 Powys

Powys is a county in Mid Wales covering the historic counties of Montgomeryshire, Radnorshire and most Breconshire. It is the largest unitary authority in Wales by land area and the least populated. Principal towns include Newtown, a centre for light industry, Brecon, and Welshpool - both rural centres - and Llandrindod Wells (judged to be the most neighbourly town in the whole of the UK) the administrative centre.

The region's scenic mountain beauty forms the basis for an important tourist industry.

Conveyancing for purchasers

When carrying out the legal work for a homebuyer, the Powys conveyancing solicitor will carry out due diligence on the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

Once their enquiries are complete the lawyer will make recommendations and will make practical suggestions and register the new owner's title at the Land Registry.

This article considers the kinds of residential property which may involve extra hazards for people who want conveyancing solicitors in Powys for a purchase.

Your Powys conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in Powys, it is very important that you make sure that they are approved by your lender, whether you are obtaining a mortgage from Pepper Money, Virgin Money or any other lender.

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

If that is the case, the lender will require a different firm to carry out the legal work, and you will be expected to pay this alternative solicitor's fees. Resulting delays can jeopardise the whole purchase.

Neglecting to check the lender panel membership of your lawyer can result in significant delays.

Quittance Conveyancing are on the panel of all mortgage providers.

Searches (Powys County Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Powys conveyancing solicitors to give details about the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Further searches, such as a Crossrail search or a mining search, may also be recommended in the standard searches.

The typical processing time for LA searches obtained from Powys County Council is 15 weeks. In these circumstances, faster personal searches will be advisable.

Planning searches

Official Entries will also be obtained by the conveyancing solicitor acting for the buyer, assisting with the identification of any issues, for example outbuildings lying outside the boundary or limits on the development of the property.

Powys County Council Council Tax

As a homeowner in Powys, 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. the occupier of a Tax Band C house in the Powys County Council area would pay annual council tax of £1,307.

A conveyancing solicitor in Powys will inform the buyer of the property's 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 £980.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the resident is living in long term residential care. Newer property is assessed by the Valuation Office Agency and allocated a council tax band.

Band Powys County Council Tax (2018)
A £980
B £1,144
C £1,307
D £1,471
E £1,797
F £2,124
G £2,451
H £2,941
I £3,431

Could you be overpaying?

To challenge your banding contact:

Valuation Office Agency
Darwin House
2 The Mount
Shrewsbury
SY3 8PU
Shropshire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 80 council tax challenges were made, and 40 were upheld and refunds awarded.

Stamp Duty on Powys properties

The purchaser's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

SDLT will almost always need to be paid if the property being purchased is valued at over £125k.

Quittance Conveyancing use smart case management systems to ensure that mistakes are not made on the SDLT process.

This table sets out SDLT for average property in Powys:

  Average sale price (2018 to date) SDLT
Average price £203,444 £1,568.88
Average price (detached) £268,090 £3,404.50
Average new build £400,000 £10,000.00

Stamp duty relief for first-time buyers in Powys

First-time buyer stamp duty relief is available on property purchases below £300,000. Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Powys for the average price of £203,444 the SDLT would be £10,172.20.

Conveyancing solicitors in Powys should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Powys

New build site

Purchasing a leasehold property is not as straightforward as purchasing a freehold property. The many potential complications awaiting the unsuspecting purchaser can include ground rent multipliers, leases with fewer than 80 years to run and unpaid service charges by the existing leaseholder.

Incomplete leasehold information, delivered by an inexperienced property lawyer, could lead to serious consequences.

A good conveyancing solicitor in Powys will investigate aspects of the leasehold purchase, e.g. annual statements of account and budgets for service charges, reserve funds and reviewing correspondence between the freeholder and leaseholder.

Make sure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Powys?

House under construction

The average cost of a new build property in Powys is £400,000, according to data gathered by Her Majesty's Land Registry. 1 new build homes have been bought in Powys in 2018 so far.

A new-build conveyancing solicitor in Powys must be mindful of local Powys considerations and new build's additional complexities, including dealing with fast exchange timeframes, investigating road and drainage issues and registering ownership with warranty providers such as NHBC, Advantage HCI? and AHCI.

Our specialist team of new build conveyancers deliver an independent appraisal of the legal title of the house or apartment, and in particular considerations ranging from the home's subsequent resaleability to an assessment of other risks, such as future local development.

Conservation areas

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your residential property.

These building controls, called Article 4 Directions, can include restrictions on door and window styles, restrictions on extensions normally within Permitted Development rights or restrictions on the addition of flues and soil vent pipes.

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Powys's conservation areas.

Conveyancing - Selling a property in Powys

The conveyancing process on a sale of a house or flat is generally simpler than when purchasing. When a house or flat changes hands, the burden lies with the purchaser to establish that the property they are purchasing is not legally defective.

With a sale, conveyancing solicitors in Powys acting for the vendor need only answer any enquiries made by the buyer's solicitor.

How to reduce the risk of an abortive sale

Homes can face a series of possible complications (such as having right or way issues (such as being landlocked) or issues with neighbours' rights over the property) that have the capacity to prolong a sale for weeks.

You shouldn't bury your head in the sand, hoping the issue will fix itself - get advice, face the issues head on, and find a solution as quickly as possible.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is quite a lot more complicated than for a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Powys. This can involve sourcing an up-to-date service charge statement or details of the length of leases of other flats in the block.

It is recommended that you instruct a leasehold expert as soon as the property is marketed, if not before, to help contain and resolve any delays.

What if Quittance conveyancers are acting for the other side?

SRA rules ban the same conveyancing solicitor from acting on both sides in a house sale. However, a CLC-regulated conveyancer, can act for both sides.

If you are buying or selling a home in Powys, and one of our conveyancing solicitors is doing the legal work for the other side, you could contact a local Powys conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Powys

Whilst homeowners consider remortgaging for a range of reasons, people usually remortgage a home simply to get a better rate.

Homeowners would typically benefit from a better rate earlier with a more efficient conveyancing solicitor in Powys. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a critical factor in securing the rate you want.

It is critical that the property lawyer carrying out the remortgage can act for your chosen bank or building society. Quittance Conveyancing are panel members of all major banks and building societies. So no matter whether you are moving to a fixed-rate mortgage with the Halifax or to a joint mortgage with the Hinckley and Rugby Building Society, we can assist.

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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