Updated: October 12, 2018

Anglesey conveyancing solicitor fees

No Move, No Fee conveyancing in Anglesey

Conveyancing solicitor fees are what you pay conveyancing solicitors in Anglesey for handling the legal work for your move.

Do Anglesey conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Anglesey carry out the legal work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will set out what you will pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as leasehold information packs or Land Registry fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Anglesey cost in total?

Whilst conveyancing fees in Anglesey will be the same as anywhere else in the UK, the disbursements required can vary. As examples, additional region-specific searches, e.g. a flooding search, may be needed and Local Authority Search fees can vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Anglesey

With an area of 276 square miles, Anglesey is the largest island in Wales and the seventh largest in the British Isles. The Welsh name for the island is Ynys Mon, and the majority of its inhabitants are Welsh speakers. Its largest town is Holyhead, with most of the industry being adjacent to Holyhead Port and links to the important ferry services to Ireland.

To protect the aesthetic appeal of Anglesey's coastline, almost all of it has been designated an Area of Outstanding Natural Beauty (AONB), protecting it from inappropriate development.

Easy access to the island is provided by the A55 expressway, via the Britannia Bridge across the Menai Strait.

Conveyancing for home buyers

The legal work for a property purchase will need a Anglesey conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title (e.g. grant of reservation of rights) to issues impacting on the future saleability of the home.

The buyer's solicitor will report their findings back to the buyer and their mortgage lender, deal with any legal problems and ensure that the full legal ownership is transferred.

The following considers the kinds of property that may be of concern to people looking for conveyancing solicitors in Anglesey for a purchase.

Your Anglesey conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from NatWest, the Hinckley and Rugby Building Society or any other lender, before instructing a conveyancing solicitor in Anglesey it is very important that you make sure that they can act for your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some banks and building societies are only happy to work with a restricted list (called a 'lender panel') of firms.

Under these circumstances, the lender will likely require a second legal firm to act in their interests, and you will then have to cover this alternate lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Not checking your property lawyer's lender panel status could result in serious delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Searches (Isle of Anglesey Council)

Residential property searches are enquiries made of various authorities by Anglesey conveyancing solicitors to help uncover relevant information about your new home.

Banks and building societies also usually require conveyancing searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether the property is in a smoke control zone
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilityinvolves 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.

Further searches, such as a highways authority search or a more detailed plan search, may also be recommended subject to the outcome of the initial searches.

The estimated lead time for Residential property searches provided by Isle of Anglesey Council is 20 weeks, so quicker regulated searches will be recommended.

Planning searches

Your conveyancing solicitor will request official entries from HMLR, helping to identify potential planning issues. Examples of these include outbuildings lying outside the boundary or that a restrictive covenant has been breached.

Isle of Anglesey Council Council Tax

Isle of Anglesey Council calculate your council tax based on a number of factors including the location of the property and the value of the home as determined by the VOA in 1991. For example, for an average Band C property in Anglesey, the council tax due would be £1,281 per year.

A conveyancing solicitor in Anglesey will inform a buyer of the home's tax band as soon as they are 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 £961.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property was left empty by a bankrupt person.

Band Isle of Anglesey Council Tax (2018)
A £961
B £1,121
C £1,281
D £1,441
E £1,761
F £2,081
G £2,401
H £2,882
I £3,362

Is it possible to reduce my council tax band?

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. To challenge your banding contact:

Valuation Office Agency
Ty Glyder
339 High St
Bangor
Gwynedd
Wales
Ll57 1EP

Stamp Duty on Anglesey properties

If your home costs more than £125k then you will have to pay Stamp Duty Land Tax. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

Quittance is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

The following table illustrates stamp duty examples for typical properties in Anglesey:

  Average sale price (2017) SDLT
Average price £164,194 £783.88
Average price (detached) £216,792 £1,835.84
Average new build £167,557 £851.14

Stamp duty relief for first-time buyers in Anglesey

Since 11/17, first-time buyers only need to pay stamp duty on residential properties valued over £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a stamp duty surcharge of 3%. For example, if a property owner bought a second home in Anglesey for the average price of £164,194 the SDLT would be £8,209.70.

Anglesey conveyancing solicitors will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Anglesey

New build site

The potential risks of buying a leasehold property are a source of concern for purchasers of leasehold houses or flats. The numerous common problems lying in wait for the unsuspecting purchaser can include:

  • undisclosed major works
  • increasing ground rents
  • unfair clauses in the lease
Misguided leasehold advice, from a conveyancer with limited leasehold experience, could have costly, long-term consequences.

A specialist conveyancing solicitor in Anglesey will consider potential leasehold issues, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • ground rents and service charges
  • absent freeholders
  • block management regulations that sit outside the lease

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Anglesey?

House under construction

The average value of Anglesey new builds is £167,557, according to data sourced by the Land Registry. 25 new builds were purchased in Anglesey last year.

The legal side of buying a new build home is frequently more involved than other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Anglesey must be mindful of Anglesey-specific factors and should check numerous things, e.g. dealing with fast exchange timeframes and checking that any contracts allow for future 'common parts' maintenance.

Our team of new build conveyancers are experts in working to tight developer deadlines and representing buyers to achieve the best outcome.

Anglesey Conservation areas

Whether you are going to buy a thatched cottage or a Victorian detached house, if the house is in a defined conservation area, any planned modifications to the house might not be accepted by Isle of Anglesey Council.

These building controls, called Article 4 Directions, may include restrictions on the removal of chimneys, restrictions on the erection of outbuildings or limits on the use of cladding.

The local council can order any non-compliant alterations to a property to be changed or removed.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Anglesey.

Conveyancing - Selling a property in Anglesey

The legal process for a property sale is normally less troublesome than when buying. The buyer's conveyancer will carry out extensive due diligence into the property and its legal title, whilst conveyancing solicitors in Anglesey acting for the seller just collects all documents and information relating to the property and answers the purchaser's enquiries .

How to reduce the risk of an abortive sale

A property will frequently have potential roadblocks (for example being situated on an unadopted road) that might threaten the completion of a purchase.

It is best not to procrastinate and hope any such problems will go away - get advice instead and attempt to resolve it as early as possible.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat (leasehold houses are rare) is a great deal more protracted than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Anglesey must undertake additional tasks, which could include getting an up-to-date service charge statement, through to details of the length of leases of other flats in the block.

It is highly recommended that you contact a leasehold-specialist conveyancer as soon as possible to ensure the legal technicalities are handled correctly.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

If you are buying or selling a home in Anglesey, and a Quittance solicitor is acting for the other side, you can contact a property solicitor firm in Anglesey to handle your legal work.

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Conveyancing - Remortgaging a property in Anglesey

Homeowners remortgage their home for all sorts of reasons, such as releasing equity, or moving from a tracker to a fixed-rate. The main reason, however, is to save money with a lower rate.

Homeowners can enjoy the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Anglesey. With rate rises hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.

A property lawyer will act for both you and your new lender, in order to confirm the parties' interests 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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