Updated: October 12, 2018

Rhondda conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Rhondda

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

Do Rhondda conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Rhondda offer services on a price per hour basis. Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden fees. Your quote explains all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

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 local authority searches or telegraphic transfer fees.

See: Complete list of conveyancing fees

How much will conveyancing in Rhondda cost in total?

While conveyancing fees in Rhondda will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Rhondda

"Caveat emptor", or "buyer beware", was the legal principle of English property law. Since 2013, this principle no longer applies, however, it is still the duty of a buyer's solicitor to investigate their intended purchase.

A Rhondda conveyancing solicitor will offer professional advice following their enquiries, deal with any legal problems and ensure the title is transferred to the new owner.

This part of the article discusses the kinds of property which may involve extra hazards for buyers who want conveyancing solicitors in Rhondda.

Your Rhondda conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as RBS, to a less common lender like Paratus AMC. Before instructing a conveyancing solicitor in Rhondda, it is paramount that you confirm that they can represent your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some mortgage lenders are only prepared to work with a selected list (their 'panel') of solicitors or licensed conveyancers that meet stringent standards.

Under these circumstances, the lender will need a second legal firm to complete the legal work, and you will usually need to pay this alternative solicitor's fees. This can push back the completion date of the purchase.

Significant delays can result from failing to check your property lawyer's lender panel status.

Our solicitors are approved to act for all mortgage lenders.

Searches (Rhondda Cynon Taf County Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Rhondda conveyancing solicitors to help identify any wider issues that might possibly undermine how much the property you intend to buy will be worth. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
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 liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Additional searches, such as a highways authority search or a more detailed environmental report, may also be advised in the standard search results.

Buyers should anticipate a wait of around 9 weeks for Residential property searches provided by Rhondda Cynon Taf County Borough Council, so quicker regulated searches will be advisable.

Finding planning permissions

The conveyancing solicitor acting for the buyer also obtains an Official Copy of the Title Register from the Land Registry. This helps to find planning issues. These issues could include restrictions that limit alterations or the title plan showing only very general boundaries.

Rhondda Cynon Taf County Borough Council Council Tax

As a homeowner in Rhondda, 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. For example, the occupier of a Tax Band D property in the Rhondda Cynon Taf County Borough Council area would pay annual council tax of £1,666.

A conveyancing solicitor in Rhondda will inform the purchaser of the property's tax band as soon as they are made aware.

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 £1,249.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property (land) is a boat mooring or caravan pitch.

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

Can I lower my band?

A property owner can also ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. 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

Stamp Duty on Rhondda properties

Given the complexity of the SDLT1 tax return form, only the confident would attempt to complete and file this with Her Majesty's Revenue and Customs (HMRC) without a conveyancing solicitor's help.

The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the house if it exceeds £125k.

Quittance is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

See examples for local properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price - -
Average price (detached) - -
Average new build - -
Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Rhondda bought a second property for the average price of - the SDLT would be -.

Stamp duty relief for first-time buyers in Rhondda

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Rhondda conveyancing solicitors will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Rhondda

New build site

Research suggests that over 100,000 property owners in England are trapped in property leases with problematic terms. Numerous legal issues could be lying in wait for the unsuspecting buyer, such as increasing ground rents and excessive freehold premiums.

Serious consequences can result from a less-experienced lawyer's erroneous leasehold advice.

A good conveyancing solicitor in Rhondda will consider possible leasehold issues, e.g. service charge records from the last three years, unexpired lease terms and managing agent or landlord enquiries.

Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Rhondda?

Building site

The average price for new build property in Rhondda is -. - new build homes -.

Buying a new build property is more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Rhondda must be aware of local Rhondda issues and should consider a range of factors, like dealing with lender conditions and verifying rights of easements.

Our specialist team of new build conveyancers deliver an impartial view of the legal title of the property, with a close eye on factors ranging from the home's subsequent marketability to sharply increasing ground rent and service charges (where applicable).

Rhondda Cynon Taf Conservation areas

Moving to a conservation area can ensure that the neighbourhood is protected from noticeable change. However, conservation area building controls will affect your home.

Referred to as Article 4 directions, these constraints could include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

The local council 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 Rhondda.

Conveyancing - Selling a property in Rhondda

The legal process for a house sale is simpler than when purchasing. With a property purchase, the burden is on the buyer to validate that the property they are buying does not have any legal issues.

When selling, conveyancing solicitors in Rhondda acting for the existing owner need only answer questions set by the buyer's conveyancing solicitor.

How to minimise the risk of your sale falling through

A house or flat can be burdened by possible complications (for example previous or historic subsidence or parking issues or disputes) which could protract or even derail the conveyancing process.

It is almost always recommended for vendors to address these issues immediately.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

The conveyancing process for a leasehold flat or house is significantly more involved in comparison with a freehold house.

Conveyancing solicitors in Rhondda will also need to carry out additional work, such as getting the latest service charge accounts, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

So as to resolve any leasehold-related difficulties sooner, it is highly recommended that the seller instruct a lawyer as soon as possible, preferably before putting the property on the market,.

What if you are already acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Rhondda property, and a Quittance solicitor is acting for the other side, you may wish to contact a law firm in Rhondda to carry out your legal work.

Local Rhondda conveyancing solicitor directory

  • Edgar Cule & Evans, 213 Ystrad Road, Pentre, Rhondda Cynon Taff, CF41 7PF
  • Thomas and Thomas Solicitors Limited, First Floor, 72 Bute Street, Treorchy, Rhondda Cynon Taf, CF42 6BD
  • Devonalds, 135 Dunraven Street, Tonypandy, Rhondda Cynon Taf, CF40 1QD
  • David Edward Rees & Co, Plas Medi, 160 Bute Street, Treherbert, Rhondda Cynon Taff, CF42 5PE

Conveyancing - Remortgaging a property in Rhondda

The most common reason homeowners remortgage is to benefit from a lower interest rate. Other reasons to consider remortgaging include releasing equity, or getting on to a new fixed-rate deal.

A proactive conveyancing solicitor in Rhondda can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

The property lawyer will act for both you and the bank or building society to confirm the lender's investment is secured and the change of lender is recorded at the Land Registry.

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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