By Frances Traynor
19th January 2018
"A team to depend on during your property transaction."
Remortgaging your house? Purchasing a ‘buy to let’ property? Then you should instruct a conveyancing solicitor to complete the legal side of things on your behalf.
The property lawyers on Homeward Legal's panel have years of conveyancing experience in Bridgend and across South Wales. Our swift and pragmatic approach means we often complete the transaction in the shortest possible time.
Our conveyancing solicitors perform all the legal work for your home move for a fixed cost.
If your Bridgend house move does not complete we do not charge you any solicitors fees.
With local Bridgend expertise, our CQS solicitors will guide you along every step of your sale or purchase.
No additional fees whatsoever.
By road: Bridgend is served by the M4, A48, A4061 and A4063. By rail: The nearest train station is Bridgend. By air: The closest airports to Bridgend are Cardiff Airport (17 miles), and Swansea Airport (30 miles).
Hospital: Princess of Wales, Coity Road, Bridgend, CF31 1RQ. Council: Bridgend County Borough Council (www.bridgend.gov.uk).
Attractions: Newcastle Castle, Parc Slip Nature Reserve, Tusker Rock, Bryngarw Country Park, and Merthyr Mawr Sand Dunes.Q.
Yes, we do. Homeward Legal’s auction experts have frequently been instructed by both sellers and buyers for the conveyancing work on properties in both local and national auctions. For the best auction experience, it is critical that you appoint your solicitor as soon as is practical and far in advance of the auction day. This allows the legal work to be started, and, for sales, for sellers’ packs to be prepared, or, in the case of buying a property, for the paperwork on the prospective purchase to be reviewed. With your solicitor completely briefed, the conveyancing can then be completed well within the legally-stipulated four-week timeframe following the auction. Try our quote calculator, or call our team of auction experts on 0800 038 6699 to obtain your fixed-fee quote.Q.
Stamp duty avoidance schemes are very risky and uneconomic. Homeward Legal therefore strongly advises that you don’t get involved with any of them. If the scheme fails, you could be liable for a financial penalty of up to 100% of the stamp duty, plus the amount of the outstanding duty, which could run into thousands of pounds. The government occasionally runs legitimate schemes to assist home-buyers (such as relief for first-time purchasers). Your solicitor will be able to tell you if any such schemes are in operation, and, if so, whether you are eligible.Q.
It is very tempting to appoint all the firms and people involved in your move early on in the process, because with the excitement of your move, that makes it feel more real. While appointing a solicitor early is key to a smooth and swift transaction, the opposite is largely true with removals firms. Because your move date is not fixed until the exchange of contracts, to pencil in a date for removals prior to that is risky, since they may charge you a rearrangement fee.Q.
The Stamp Duty Land Tax (SDLT) rate depends on a number of factors but principally on the price you bought your property for. If your building was purchased for under £125,000, you will not have to pay any stamp duty. In the example cited, the duty owed would be £6,000 on a property bought for £320,000. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.Q.
Our solicitors have a vast amount of experience working with the majority of the Bridgend lenders listed with the Council of Mortgage Lenders. A number of mortgage specialists operate in Bridgend, such as:
The lawyer handling the work for your Bridgend purchase or sale should be able to advise further.Q.
Your appointed solicitor, as one of the common components of the conveyancing process, will contact the civic authority responsible for council tax (here Bridgend County Borough Council) to ascertain the precise band and the tax rates you will be required to pay. This information will be detailed in the report on title. For the 2016/2017 tax year, Pencoed’s rates were:
Retrieved 2 March 2017Q.
Homeward Legal supports the position of the Royal Institution of Chartered Surveyors, which advises property-buyers to order a structural survey. There can be many unforeseen issues with a house that might affect the purchase, such as insect infestation, falling roof timbers, broken drainage and so on. These are not part of the remit of the conveyancing process, so it makes sense to instruct a building surveyor for peace of mind.Q.
Key to an increase in the pace of the conveyancing transaction is to instruct a property lawyer as early as possible. When choosing a property lawyer, you should consider these questions:
Homeward Legal offers this and more. To discuss your needs and to obtain your fixed-fee, ‘No Completion, No Fee’-guaranteed quote, contact our team on 0800 038 6699.Q.
Disadvantaged areas are identified by ward, and impacted wards currently include Caerau, Bettws, Blackmill, Llangeinor, Blaengarw, Cornelly, Maesteg West, Morfa, Nantyffyllon, St. Bride's Minor, Pontycymmer, Nant-y-moel, Pyle, Maesteg East, Ogmore Vale and Cefn Cribwr. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.Q.
The conveyancing process can take anywhere from 3 weeks and three months, which can depend on any number of factors, for example the speed of the seller's conveyancer, or the time taken getting replies to enquiries. Our lawyers are very results-focused with a view to you moving home as promptly as achievable.Q.
Homeward Legal do not recommend conveyancing clients get involved with any form of stamp duty scheme, as such schemes are highly expensive and HMRC may challenge a scheme up to six years later meaning that the full stamp duty amount, interest and additional fines will be imposed. There have been several legal initiatives, such as higher thresholds for first-time buyers. You will be able to confirm your eligibility for any such active initiatives with your solicitor..Q.
The short answer is, instructing as early as possible is better, as there are several tasks which may be performed straight away. Early instruction of a conveyancing firm to act on your Bridgend sale or purchase can reduce any chance of the transaction aborting.Q.
Residential property in Bridgend would be contaminated by many natural and human-influenced issues, like waste disposal sites and environmental radon sources. An environmental search will give more information.Q.
Flood searches handled by the property solicitor in Bridgend will include the more thorough search (Landmark) if the risk warrants it.
If you are still apprehensive you can get in touch with a neighbour or local Wales flood damage builder try: Property Sprayers, Parc Lodge Bryntirion Hill, Bridgend, CF31 4DA Tel: 01656 663290.Q.
Conservation areas are created by the local Bridgend planning authority, who regulate things like paths and footpaths to the halting of street clutter.
English Heritage, a government body, keep a list of the state of repair of conservation areas.