Updated: October 12, 2018

Tredegar conveyancing solicitor fees

No Move, No Fee conveyancing in Tredegar

Conveyancing solicitor fees are paid your Tredegar conveyancing solicitor for handling the legal work for your move.

Do Tredegar conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Tredegar who offer services on a price per hour basis. Your quote sets 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', in addition to the legal fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like managing agent fees or Stamp Duty.

See: How much should conveyancing fees cost?

How much will conveyancing in Tredegar cost in total?

While conveyancing fees in Tredegar will be the same as anywhere else in the country, the disbursements required can vary. For example, additional region-specific searches, e.g. a historic mining search, may be needed and Local Authority Search fees can vary.

There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing 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 Tredegar

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Tredegar will make recommendations following their enquiries, iron out any legal issues and register the new owner's title at the Land Registry.

This section offers assistance for buyers who want conveyancing solicitors in Tredegar.

Your Tredegar conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like Halifax or a niche lender such as the Dudley Building Society, before appointing a Tredegar conveyancing solicitor you need to check that they are on the panel of your lender.

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

If this is the case, the lender will probably need a second firm to complete the legal work, and you will be expected to pay this alternate lawyer's costs. This can push back the completion date of the purchase.

Setbacks can result from failing to confirm your conveyancing lawyer's lender panel status.

Our solicitors can carry out the legal work for all major and minor lenders.

Conveyancing Searches (Blaenau Gwent County Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Tredegar conveyancing solicitors to help identify any broader issues that could affect how much the property you intend to buy is worth. They include:

  • Local Authority search - includes a list of planning decisions that could affect the property
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - some Tredegar property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your conveyancer will notify you if your lender insists on any additional searches, such as a radon gas search or a ground stability report.

Blaenau Gwent County Borough Council has an approximate lead time of 19 weeks for searches. As a result, regulated searches will be faster.

Planning searches

Your conveyancing solicitor will get an 'Official Copy of the Title Register' from HMLR. This will help to identify any planning issues. These issues could include restrictive covenants governing the use of the property or the title plan showing only very general boundaries.

Blaenau Gwent County Borough Council Tax

Blaenau Gwent County Borough calculate your council tax based on a number of criteria which include the size and character of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, the occupier of a Tax Band C house in the Blaenau Gwent County Borough area would pay annual council tax of £1,625.

Tredegar conveyancing solicitors will inform the purchaser of the home's tax band once they are themselves 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 £1,219.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if an occupier is a student nurse. Homes built after 1991 are allocated a band by the Valuation Office Agency (VOA).

Band Blaenau Gwent County Borough Tax (2018)
A £1,219
B £1,422
C £1,625
D £1,828
E £2,234
F £2,640
G £3,047
H £3,656
I £4,265

Can I challenge the council tax banding?

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Tredegar properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

If a house is purchased for £125,000 or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

This table sets out SDLT for typical property in Tredegar:

  Average selling price (2017) Stamp Duty
Average price £112,230 £0.00
Average price (detached) £203,793 £1,575.86
Average new build £217,475 £1,849.50
If you already own another residence (including outside the UK)you will be subject to a 3% surcharge. Therefore, if a homeowner in Tredegar bought a second property for the average price of £112,230 the SDLT would be £3,366.90.

Stamp duty relief for first-time buyers in Tredegar

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas.

Tredegar conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Tredegar

New build site

Purchasing a leasehold property can be challenging when compared to purchasing a freehold home. Unreasonable ground rents, leases with fewer than 80 years to run and absent freeholders are but a few of the frequent complications awaiting an uninformed purchaser.

Incomplete leasehold information, delivered by a property lawyer with only freehold experience, could have serious financial implications.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Tredegar will address aspects of leasehold, e.g. reviewing correspondence between the freeholder and leaseholder, checking the lease itself and reserve funds.

Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Tredegar?

New build site

According to HM Land Registry information, 2 new builds were purchased in Tredegar last year. The average purchase price of new builds in Tredegar is £217,475.

The legal work for acquiring a new build property is generally more complex than 'standard conveyancing'. To avoid potential problems a Tredegar conveyancing solicitor should be conscious of local considerations and needs to consider a range of factors, e.g. handling unreasonable delays and checking that any contracts allow for future 'common parts' maintenance.

Our expert new build team provide an impartial view of the legal title of the house or apartment, with close attention paid to issues like onerous leasehold conditions and excessive ground rent and service charges (where applicable).

Conservation areas in Blaenau Gwent

If you are intending to buy a property in one of Tredegar's conservation areas, the property must be compliant with any local conservation area conditions. Called Article 4 directions, these building controls can include restrictions on the removal of front boundary walls, restrictions on the erection of outbuildings or general restrictions governing non-uniform additions or modifications.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

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

Conveyancing - Selling a property in Tredegar

The legal process for a sale of a home is generally simpler than for a purchase. When buying, the responsibility is on the buyer to establish that the property is mortgageable and free from legal issues.

On the other hand, when selling, conveyancing solicitors in Tredegar acting for the vendor need only answer the buyer's solicitor's formal enquiries.

What could jeopardise the sale of your home?

A house or flat can face a broad spectrum of complex issues (for example a problematic solar panel lease) that can slow or frustrate a transaction.

In general, you should handle any such problems without delay.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat is significantly more involved than it is for a freehold home.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Tredegar, for example collating all relevant freeholder information, through to a copy of any health and safety assessment for the common parts.

To help mitigate the delays involved in selling a leasehold property, it is strongly advised that the seller instruct a conveyancer as soon as possible, and potentially before going on the market,.

What if you are already acting for the other side?

SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.

If you are buying or selling a property in Tredegar, and we are carrying out the legal work for the other side, you can contact a local Tredegar conveyancing solicitor firm to carry out your legal work.

Local Tredegar conveyancing solicitor directory

  • EQ Solicitors, 67 High Street, Rhymney, Caerphilly County Borough, Tredegar, Gwent, NP22 5LP

Conveyancing - Remortgaging a property in Tredegar

By far the most common reason homeowners remortgage a home is to secure a preferential rate. There are also any number of other reasons to think about remortgaging, including releasing funds to help pay for home improvements, or moving to an offset mortgage.

An efficient conveyancing solicitor in Tredegar can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is critical that the property lawyer handling your remortgage can act on behalf of the new mortgage lender. Our conveyancers are on all major lenders' panels, so no matter whether you are changing to a variable-rate with the Co-operative Bank or to a two-year discount with the Barnsley Building Society, our remortgage team 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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