Conveyancing at Morgans


Headed up by our principal solicitor Alison Watkins Morgan, our conveyancing department has extensive experience with residential, commercial and agricultural conveyancing.

Whilst we generally work on property transactions within Monmouthshire and the surrounding border counties we operate throughout England and Wales.

Our fees cover all of the work required to complete the purchase of your new home, including dealing with registration at the Land Registry and dealing with the payment of Stamp Duty Land Tax (Stamp Duty) if the property is in England, or Land Transaction Tax (Land Tax) if the property you wish to buy is in Wales.

Conveyancer's fees

Legal fee (please enquire by email to or

+VAT @ 20%


Search fees                                       £250.00 (usually, this may change dependant on local                                                               authority prices and whether or not you require offical                                                               searches or personal searches)

HM Land Registry fee                     £See table

Electronic money transfer fee      £24.00

Referral fee paid                               £0.00 - at Morgans We believe that it is never in the client's interest to receive or to give referral fees, we refer our clients only to businesses we trust.

(Note: Disbursements are costs related to your matter that are payable to third parties, such as Land Registry fees. We handle the payment of the disbursements on your behalf to ensure a smoother process.)

Stamp Duty or Land Tax (on purchase) 

This depends on the purchase price of your property. You can calculate the amount you will need to pay by using HMRC's website or if the property is located in Wales by using the Welsh Revenue Authority's website.


Usually we undertake three standard searches in a Conveyancing matter:

    - Local Authority Search (LLC1 & Con29)

             This search covers all of the information which the local council holds for your                                  property, and usually takes the longest to come back to us. 

   - Water & Drainage Search (CON29DW)

              This search covers all of the information which the local statutory water & sewerage                       provider holds in respect of your property.  

   - Environmental Search

             This search covers several key areas, Ground Stability, Flood Risk, Contamination and                     sometimes local energy features. This type of search is database issued and usually                       comes back within 24 hours.

Other searches may be necessary depending on where your property is situated, for example if it is on former church land we will usually perform a Chancel Search to ensure that the property is not liable for repairs to the local church chancel. 

Official Searches v Personal Searches

Official searches are searches undertaken by the statutory authorities themselves, whilst personal searches are undertaken by private agents. "Personal" searches are normally slightly cheaper and take slightly longer to come back to us.

The local authority will usually guarantee the results of searches issued by them whilst personal searches are not offered this protection. To mitigate this private "personal" search agents usually have professional indemnity insurance in place. 

Some Banks and other mortgage lenders do not accept personal searches, this will depend on your mortgage provider.

How long will my house purchase take?

How long it will take from your offer being accepted until you can move in to your house will depend on a number of factors. The average process takes between 4-12 weeks.

It can be quicker or slower, depending on the parties in the chain. For example, if you are a first time buyer, purchasing a new build property with a mortgage in principle, it could take 6 weeks. However, if you are buying a leasehold property that requires an extension of the lease, this can take significantly longer, between 3 and 9 months. In such a situation additional charges would apply. 

Stages of the process

The precise stages involved in the purchase of a residential property vary according to the circumstances. However, below we have noted some key stages which most transactions go through:

1) Take your instructions and give you initial advice

2) Check finances are in place to fund purchase and contact lender's solicitors if needed

3) Receive and advise on contract documents

4) Carry out searches

5) Obtain further planning documentation if required

6) Make any necessary enquiries of seller's solicitor

7) Give you advice on all documents and information received

8) Go through conditions of mortgage offer with you

9) Send final contract to you for signature

10) Agree completion date (date from which you own the property)

11) Exchange contracts and notify you that this has happened

12) Arrange for all monies needed to be received from lender and you

13) Complete purchase

14) Deal with payment of Stamp Duty/Land Tax

15) Deal with application for registration at Land Registry

16) Properly archive and store your file, deeds and other documents

Central Chambers
Lion Street

Tel: 01873 859993
Fax: 01873 853492



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