Updated: October 12, 2018

Welshpool conveyancing solicitor fees

No Move, No Fee conveyancing in Welshpool

Conveyancing solicitor fees are the amounts you pay your Welshpool conveyancing solicitor for carrying out the legal work for a property transaction.

Are Welshpool conveyancing fees and costs fixed?

Some conveyancing solicitors in Welshpool carry out the legal work on an hourly rate, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your conveyancing quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

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 local authority searches or office copies.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Welshpool cost?

Welshpool conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, e.g. a flood plain search, may be needed and Local Authority Search fees can vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Welshpool

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes.

That said, it remains the responsibility of a Welshpool conveyancing solicitor to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), find solutions to outstanding defects and other issues and register the title in the new owner's name.

This article examines those types of property that could involve extra risk for people looking for conveyancing solicitors in Welshpool for a purchase.

Your Welshpool conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a major lender such as the Bank of Scotland, to a financial institution like Precise Mortgages. Before you choose a conveyancing solicitor in Welshpool, it is essential that you check that they are on the approved solicitor panel of your lender.

Some banks and building societies are only prepared to work with a select panel of firms. If your conveyancer cannot act for your lender, the lender will probably need a second legal firm to act in their interests.

The purchaser will then have to cover this substitute lawyer's fees and the conveyancing process could take much longer.

Delays can be caused by failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are on the panel of all mortgage lenders.

Conveyancing Searches (Powys County Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by Welshpool conveyancing solicitors to provide information about your new home. They include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - involves 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.

Purchasers will be told if your lender needs any more searches, for example a tin mining search or a mining search.

Powys County Council has a usual processing time of 15 weeks for Residential property searches. As a result, regulated searches will be faster.

Planning documents

Official Entries will also be applied for from HM Land Registry by the conveyancing solicitor acting for the buyer, helping to evidence potential planning issues, such as outbuildings lying outside the boundary or the breach of a restrictive covenant.

Powys County Council Council Tax

Powys County Council calculate your council tax based on various factors that include the square footage of the property and the value of the home as determined by the VOA in 1991. E.g. for an average Tax Band E home in Welshpool, the amount due would be £1,797.

Conveyancing solicitors in Welshpool will inform a buyer of the home's council tax band once they are themselves notified.

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 reduces the tax due to 75% which would equal £1,348.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if an occupier is an apprentice school leaver or YTS trainee. A house or flat built after 1991 is assessed by the Valuation Office Agency (VOA).

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

Owners can apply for their property to be reassessed. The band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Welshpool properties

The current stamp duty threshold is £125,000.

The SDLT1 form is seven pages long, and HM Revenue and Customs (HMRC) fines those who delay in completing and returning it.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See stamp duty examples for homes in Welshpool:

  Average selling price (2017) SDLT
Average price £196,148 £1,422.96
Average price (detached) £241,725 £2,334.50
Average new build - -

Stamp duty relief for first-time buyers in Welshpool

Since Nov 2017, first-time buyers only need to pay stamp duty on homes valued over £300k. Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the home is not let out. Following the example above, if a homeowner bought a second home in Welshpool for the average price of £196,148 the SDLT would be £9,807.40.

Conveyancing solicitors in Welshpool should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Welshpool

New build site

It can be risky to buy a leasehold property if you are unaware of the implications. The many potential problems lying in wait for an uninformed buyer could include:

  • increasing ground rents
  • onerous covenants
  • undisclosed major works
  • absent freeholders
Incomplete leasehold information, delivered by an inexperienced conveyancer, can have serious consequences.

A specialist conveyancing solicitor in Welshpool will address aspects of leasehold, including :

  • reviewing the lease itself (many leases are decades old)
  • dealing with freeholders
  • annual statements of account and budgets for service charges
  • block management regulations that sit outside the lease
  • external decorations

Make sure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Welshpool?

Building site

According to data gathered by the HM Land Registry, - new build houses and flats -. The average purchase price of Welshpool new build homes is -.

Buying a new build is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a conveyancing solicitor in Welshpool must be aware of local issues and must look into numerous things, such as checking new build mortgage procedures are followed and ensuring compliance with planning regulations.

Our award-winning new build team are specialists in representing buyers to achieve the best outcome and working to tight developer deadlines.

Conservation areas in Powys

When acting for the purchaser of a property in Welshpool, a conveyancing solicitor will confirm whether the home is in a conservation area in Welshpool. If it is, the property will be affected by specific restrictions. These restrictions may include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Welshpool

The legal work involved in a property sale is normally less troublesome than for a purchase. With a property purchase, the burden lies with the purchaser to verify that the home they are buying does not have any legal issues.

When selling, conveyancing solicitors in Welshpool acting for the person selling need only answer the buyer's solicitor's formal enquiries.

What proactive steps can you take to give yourself the best chances of success?

A house or flat will frequently have many legal problems (for example restrictive covenants) that can delay the sale process.

You shouldn't ignore this and hope the buyer's solicitor won't notice. Instead, you should get legal advice, face the issues head on, and find a solution as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is a great deal more difficult than for a more straightforward freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Welshpool, and this could include getting the latest service charge and ground rent statement, through to any details of any ongoing enfranchisement process.

To reduce leasehold-related delays, it is highly recommended that the seller instruct a property lawyer as soon as possible.

Can your conveyancing solicitors act for the buyer and the seller of the same house?

SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a home in Welshpool, and we are acting for the other side, you may want to instruct a property solicitor firm in Welshpool to undertake your legal work.

Local Welshpool conveyancing solicitor directory

  • Emrys Jones & Co, 7-8 Broad Street, Welshpool, Powys, SY21 7RZ
  • Harrisons Solicitors LLP, 11 Berriew Street, Welshpool, Powys, SY21 7SL
  • Gilbert Davies & Partners Limited, 18 Severn Street, Welshpool, Powys, SY21 7AD

Conveyancing - Remortgaging a property in Welshpool

Whilst there are many reasons to consider remortgaging, people will usually remortgage to lower their monthly repayments.

Homeowners can appreciate the benefits of a lower rate sooner with a more efficient conveyancing solicitor in Welshpool. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

In order to ensure that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new lender.

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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