Award-winning No Move, No Fee conveyancing for Tonypandy home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Tonypandy, Quittance Conveyancing's no sale - no fee property lawyers are here to help.
We focus on communication so you always know what's happening and our guaranteed fixed conveyancing fees means no nasty suprises.
If, for any reason at all, your move does not complete our no move no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Tonypandy's most communicative conveyancing service
According to a Veyo survey, 29% of the people asked said they were not kept in the loop by the [solicitor].
Proactive conveyancing solicitor communication is so important for a smooth move that the CLC (the official conveyancing industry regulator) Client Charter makes specific mention of addressing the issue.
Notwithstanding attempts by regulators to address the issue, inadequate communication is one of the most frequent complaints made against solicitors.
Keeping you in the loop
Our Tonypandy conveyancing solicitors aim to provide an informative and proactive conveyancing service by phone, email and online, 7 days a week:
- Cheapest Tonypandy conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Your dedicated conveyancing lawyer's DDI and email address
- Frequent case updates via your chosen method (including SMS, phone and email)
- Access to your conveyancing case online
Updated: October 12, 2018
Tonypandy conveyancing solicitor fees
No Move, No Fee conveyancing in Tonypandy
Conveyancing solicitor fees are what you pay your Tonypandy conveyancing solicitor for handling the legal work for your move.
Are Tonypandy conveyancing fees and costs fixed?
Some conveyancing solicitors in Tonypandy will work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your quote will set out what fees you will need to pay when your sale or purchase completes.
Are there any other costs in addition to conveyancing fees?
In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as office copies and title plans or bankruptcy checks.
How much will conveyancing in Tonypandy cost in total?
Tonypandy conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a flooding search, may be necessary.
There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard home sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Tonypandy
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 Tonypandy conveyancing solicitor to investigate the property, so that they can make their "report on title", help to fix or resolve any legal issues and confirm that the Land Registry's record of the property is updated.
This section considers the kinds of residential property that could involve extra risk for buyers looking for conveyancing solicitors in Tonypandy.
Your Tonypandy conveyancing solicitor must be lender-approved
Before you select a conveyancing solicitor in Tonypandy, it is essential that you check that they can act on behalf of your mortgage lender, whether you are getting a mortgage from the Buckinghamshire Building Society, Britannia or any other lender.
Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders will only work with a selected list (their 'panel') of legal firms that pass strict selection criteria.
Under these circumstances, the lender will probably need an alternative law firm to act in their interests, and you will then have to cover this alternate lawyer's fees. This can mean the process takes much longer.
Quittance Conveyancing are approved to act for all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Rhondda Cynon Taf County Borough Council searches
Searches are enquiries made of government bodies by Tonypandy conveyancing solicitors to help uncover relevant information about your new home. They include:
|Local Authority (LA) search||reveals issues like whether the adjoining road and pavement are publicly maintained|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.|
|Chancel repair liability||describes the insurance to protect against any liability owed by Tonypandy properties for local parish repairs.|
You will be notified if your mortgage lender requires any more searches, e.g. an HS2 search or a Forestry Commission search.
The estimated lead time for Residential property searches from Rhondda Cynon Taf County Borough Council is 9 weeks, so personal (as opposed to official) searches will be faster.
Finding planning permissions
The conveyancing solicitor acting for the buyer also obtains office copies from HM Land Registry, helping to identify any potential issues, for example a restrictive covenant against certain alterations or outbuildings lying outside the boundary.
Rhondda Cynon Taf County Borough Council Council Tax
Rhondda Cynon Taf County Borough Council calculate your council tax based on various factors including the size of the home and the value of the home as determined by the VOA in 1991. For example, the occupier of a Valuation Band E residential property in the Rhondda Cynon Taf County Borough Council area would pay annual council tax of £2,036.
Tonypandy conveyancing solicitors will inform a purchaser of the home's council tax band after 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 £1,527.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is owned by a charity and is unoccupied. New build property is assessed by the Valuation Office Agency and allocated a council tax banding.
|Band||Rhondda Cynon Taf County Borough Council Tax (2018)|
Could you be overpaying?
In 2016/17, 70 council tax challenges were made. 30 saw a reduction. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Ty Glas Road
Stamp Duty on Tonypandy 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 is only applicable to homes where the purchase price exceeds £125k.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management system to ensure that SDLT is paid immediately after completion.
See examples for average local properties:
|Average sale price (2017)||SDLT|
|Average price (detached)||£191,906||£1,338.12|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Tonypandy
In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000.
Conveyancing solicitors in Tonypandy will confirm their client pays the right amount.
Buying a flat? Leasehold conveyancing in Tonypandy
It is rarely a good idea to buy a leasehold property without knowing what you are getting into. The many potential complications awaiting the unsuspecting purchaser include:
- sub-letting restrictions
- marriage value issues
- increasing ground rents
A specialist conveyancing solicitor in Tonypandy will address aspects of leasehold, e.g. flats in the same block with disparity between their leases, current-year service charge estimates and checking the lease itself.
Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Tonypandy?
The average value of new build properties in Tonypandy is -. - brand new properties -.
A new-build conveyancing solicitor in Tonypandy must be familiar with local considerations and the extra complexities of new build, such as working to builders' exchange timelines and checking new build mortgage procedures are followed.
With our new build team, you will get an accurate and truly independent assessment of the property's legal status, with close attention paid to considerations like the home's future mortgageability and likely freehold acquisition traps.
Conservation areas in Rhondda Cynon Taf
Whether you are going to buy a thatched cottage or a Tudor home, if the house is in a defined conservation area, your plans to develop the house may not be permitted by Rhondda Cynon Taf County Borough Council.
Referred to as Article 4 directions, these restrictions may include:
- A prohibition on roof terraces
- Restrictions on the display of advertisements
- Restrictions on the erection of outbuildings
The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Tonypandy.
Conveyancing - Selling a property in Tonypandy
The conveyancing process on a property sale is less demanding than for a property purchase. The buyer's solicitor carries out extensive research on the property. In contrast, conveyancing solicitors in Tonypandy acting for the vendor merely responds to enquiries made by the buyer's solicitor.
What can you do to improve the odds of your sale going through?
Properties can face a broad spectrum of legal issues (for example having right or way issues (such as being landlocked) or parking issues or disputes) that might protract or even derail the conveyancing process.
It is usually a good idea that vendors address any such problems immediately.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
Selling a leasehold property
Conveyancing for a leasehold flat (leasehold houses are rare) is much more protracted than for a more straightforward freehold house.
Tonypandy conveyancing solicitors will also need to carry out additional work. This can involve getting all relevant freeholder information, through to any details of any ongoing enfranchisement process.
To help mitigate the delays involved in selling a leasehold property, it is highly recommended that the seller instruct a lawyer as soon as is practicable.
Can Quittance conveyancers act for both the buyer and the seller in a single transaction?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.
If you are buying or selling a Tonypandy home, and a Quittance solicitor is acting for the other side, you may wish to contact a property solicitor firm in Tonypandy to carry out your conveyancing.
Local Tonypandy conveyancing solicitor directory
- Graeme John Ltd, 44 Dunraven Street, Tonypandy, Mid Glamorgan, CF40 1AL
Conveyancing - Remortgaging a property in Tonypandy
Although there are many reasons to remortgage, people will generally remortgage a home to get a more attractive interest rate.
A proactive conveyancing solicitor in Tonypandy can reduce the remortgage processing time, and move you to the better rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.
The property lawyer handling the remortgage must also be able to act on behalf of your preferred mortgage lender. Our conveyancing team are on the panel for all major lenders, so no matter whether you are switching to a 100% mortgage with RBS or to a repayment mortgage with the Swansea Building Society, we can assist.
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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