Updated: October 12, 2018

Torfaen conveyancing solicitor fees

No Move, No Fee conveyancing in Torfaen

Conveyancing solicitor fees are the costs you pay your Torfaen conveyancing solicitor for handling the legal work for your move.

Do Torfaen conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Torfaen will work on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

You will need to budget for 'disbursements', on top of the 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 leasehold information packs or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Torfaen cost?

Though conveyancing fees in Torfaen will usually match prices elsewhere in the UK, the disbursements required can vary. For example, council search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard 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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Torfaen

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

It remains, however, the duty of a conveyancing solicitor in Torfaen to investigate the property, so that they can report back to the buyer and the lender, solve outstanding issues and ensure the title is transferred to the new owner.

This part of the article examines those areas of the legal process for conveyancing solicitors in Torfaen that need specialised skills.

Your Torfaen conveyancing solicitor must be lender-approved

Before appointing a Torfaen conveyancing solicitor, you must confirm that they are approved by your lender, whether you are obtaining a mortgage from Halifax, Bluestone Mortgages or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some banks and building societies will only work with a select panel of law firms.

If this is the case, the lender will require a different legal firm to complete the legal work, and you will then have to cover this second lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.

Serious delays can result from failing to confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.

Property Searches (Torfaen County Borough Council)

Searches are enquiries made of public bodies by Torfaen conveyancing solicitors to help uncover relevant information about your new home.

Searches are firstly carried out to satisfy mortgage conditions, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your chosen lender needs any further searches, such as a more detailed flood report or an energy search.

Homebuyers can expect a lead time of around 7 weeks for Local Authority searches provided by Torfaen County Borough Council, so faster personal searches will be recommended.

Planning permissions

Your conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from HMLR. This helps to find any planning issues. These issues could include a restrictive covenant against certain alterations or discrepancies with the filed plan.

Torfaen County Borough Council Tax

Torfaen County Borough calculate your council tax based on various factors including the square footage of the property and the assessed value of the property in April 1991. For instance for an average Tax Band B property in Torfaen, the amount of council tax due would be £1,187.

Conveyancing solicitors in Torfaen will inform the purchaser of the property's band once this is confirmed by the searches.

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 £890.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is left empty by someone receiving medical treatment. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Torfaen County Borough Tax (2018)
A £1,018
B £1,187
C £1,357
D £1,526
E £1,865
F £2,205
G £2,544
H £3,053
I £3,561

Can I dispute my council tax rate?

To appeal contact:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
Llanishen
Wales
CF14 5GR

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Torfaen properties

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay SDLT. The buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

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

This table sets out stamp duty for average property in Torfaen:

  Average sale price (2017) SDLT
Average price £150,949 £518.98
Average price (detached) £239,867 £2,297.34
Average new build £231,231 £2,124.62

Stamp duty relief for first-time buyers in Torfaen

Since Nov 2017, first-time buyers only need to pay stamp duty on homes valued over £300k. Higher rates of SDLT apply to buyers of second residential property in the form of a higher rate of 3%. Following the example above, if a homeowner bought a second property in Torfaen for the average price of £150,949 the SDLT would be £7,547.45.

Conveyancing solicitors in Torfaen should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Torfaen

New build site

Research suggests that over 100,000 property owners in England face leases with problematic terms. Increasing ground rents, unreasonable managing agent fees and sub-letting restrictions are only some of the many potential difficulties lying in wait for an uninformed buyer.

Bad or incomplete leasehold advice, from a conveyancer lacking in specialist knowledge, can have serious consequences.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Torfaen will consider possible leasehold issues, such as dealing with freeholders and managing agents, sometimes ancient and arcane lease documents and the implications of the remaining length of the lease.

Ensure that you are aware of all the potential issues and costs associated with the lease - You can call our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Torfaen?

Building site

The average value of a new build in Torfaen is £150,000. 1 new builds have been bought in Torfaen in 2018 so far.

A new-build conveyancing solicitor in Torfaen will need to be aware of regional considerations and the specific issues associated with new build, including handling the uncertainties of buying off plan, working to builders' exchange timelines and checking new build warranties with warranty providers such as NHBC, LABC and ICW.

Quittance Conveyancing deliver a specialist assessment of the legal title of the house or apartment, with a close eye on issues ranging from unfair leasehold conditions to 'doubling' ground rent and service charges (where applicable).

Monmouthshire Conservation areas

When acting for the purchaser of a property in Torfaen, a conveyancing solicitor will confirm whether the house is in a conservation area in Torfaen. If it is, the property will be affected by certain conditions. These conditions, referred to as Article 4 Directions, could include a wide range of constraints from possible restrictions on solar panel positioning, to limits on the use of cladding.

The local council 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 Torfaen's conservation areas.

Conveyancing - Selling a property in Torfaen

The legal work involved in a sale of a house or flat is simpler than for a purchase. The purchaser must carry out a detailed investigation into the property and its legal title, whilst conveyancing solicitors in Torfaen acting for the vendor essentially just gathers together any pertinent information and answers the purchaser's enquiries .

What could go wrong?

Common obstacles, like having right or way issues (such as being landlocked) or where the property differs from the title plan, could jeopardise your home move.

It is not recommended that you put off finding a solution as it is the buyer's solicitor's job to spot problems. Get advice and attempt to resolve it at the earliest stage.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

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

The complexities of leasehold mean conveyancing solicitors in Torfaen must undertake additional tasks, which could include requesting the latest service charge and ground rent statement, through to any details of any ongoing enfranchisement process.

It is recommended that the seller instructs leasehold-specialist property lawyer as soon as possible to ensure any legal complexity is correctly handled.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a Torfaen home, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Torfaen to carry out your legal work.

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Conveyancing - Remortgaging a property in Torfaen

Whilst there are many reasons to consider remortgaging, people will usually remortgage their home to get a lower interest rate.

A proactive conveyancing solicitor in Torfaen will complete the conveyancing quickly, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting on to the rate you want.

A property lawyer will represent both you and your new lender to make sure the interests of the lender are protected.

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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