Updated: October 12, 2018

Bangor conveyancing solicitor fees

No Move, No Fee conveyancing in Bangor

Conveyancing solicitor fees will be paid conveyancing solicitors in Bangor for the legal work associated with buying or selling a property.

Are Bangor conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Bangor who will work on a cost per hour basis. Your quote will explain what you will pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like property searches or landlord's notice fees.

See: Complete list of conveyancing fees

How much will conveyancing in Bangor cost in total?

Whilst conveyancing fees in Bangor will usually match prices elsewhere in the UK, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a flood plain search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote 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 Bangor

The conveyancing for a property purchase will require a Bangor 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 the mortgageability of the property itself.

The solicitor will feed the results of their enquiries back to the purchaser and their lender, deal with any legal problems and register the title in the new owner's name.

This section examines those areas of the legal process for conveyancing solicitors in Bangor where additional expertise is necessary.

Your Bangor conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Bangor, it is paramount that you confirm that they are on the approved solicitor panel of your mortgage lender, whether you are obtaining a mortgage from the HSBC, the Market Harborough Building Society or any other lender.

The majority of mortgage lenders will only work with a selected list (known as a 'lender panel') of solicitors or licensed conveyancers that pass strict selection criteria. If your solicitor cannot act for your mortgage lender, the lender will probably require a different solicitor firm to complete the legal work.

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

Delays can result from failing to check your property lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Searches (Gwynedd Council)

Searches are carried out by Bangor conveyancing solicitors to help identify problems that could possibly undermine how much the property you intend to buy will be worth.

Searches are carried out primarily to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your mortgage lender needs any additional searches, such as a highways search or an energy search.

The approximate turnaround time for conveyancing searches from Gwynedd Council is 14 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning searches

Office copies will also be sourced from the Land Registry by the homebuyer's conveyancing solicitor. This will help to highlight potential planning issues. These issues could include rights or restrictions on how the property may be used or discrepancies with the filed plan.

Gwynedd Council Council Tax

The council tax paid by a homeowner is based on a number of factors which include the number of occupants aged over 18 and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, for an average Band B home in Bangor, the amount payable would be £1,245 per year.

A conveyancing solicitor in Bangor will inform the buyer of the property's band once they are made aware.

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 £934.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student. Property constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band Gwynedd Council Tax (2018)
A £1,067
B £1,245
C £1,423
D £1,601
E £1,957
F £2,313
G £2,668
H £3,202
I £3,736

Can I dispute my council tax rate?

Contact the VOA for more information on how to challenge your tax band:

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

In the financial year 2016/17, 50 council tax challenges were made, of which 30 were upheld and the tax was reduced.

Stamp Duty on Bangor properties

If you are buying a residential property in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k.

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

Quittance Conveyancing ensure that the complex SDLT1 form is completed accurately and without delay.

This table sets out stamp duty for property in Bangor:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £160,143 £702.86
Average price (detached) £256,833 £2,841.65
Average new build £184,995 £1,199.90
Homeowners must pay a higher rate of SDLT for the purchase of a second property. E.g. if a second property was bought for £160,143 then the stamp duty including the surcharge would be £8,007.15. .

Stamp duty relief for first-time buyers in Bangor

Since 11/17, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Bangor conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bangor

New build site

The risks associated with buying a leasehold flat in the UK are well known. Exponential ground rents, undisclosed major works and reversionary interests are only some of the many common complications awaiting the unsuspecting purchaser.

Serious consequences can result from a solicitor's inaccurate leasehold advice.

A expert conveyancing solicitor in Bangor will address aspects of leasehold, for example reviewing the lease itself, absent freeholders and service charges for relevant date periods.

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Bangor?

New build building site

According to data gathered by the Land Registry, 5 new build properties have been bought in Bangor in 2018 so far. The average sale price of a new build property in Bangor is £184,995.

A new-build conveyancing solicitor in Bangor will need to be familiar with Bangor-specific issues and new build's additional complexities, including dealing with incomplete service connection agreements, checking new build mortgage procedures are followed and registering ownership with warranty providers, including NHBC, Build Zone and BLP.

With our new build team, you will get an impartial view of the legal title of the house or flat, and in particular considerations ranging from the home's subsequent mortgageability to potential freehold acquisition traps.

Conservation areas in Gwynedd

Whether you are buying a listed character property or an Edwardian house, if the house is in a designated conservation area, your plans to develop the house might not be allowed by Gwynedd Council.

Called Article 4 directions, these building controls can include possible restrictions on solar panel positioning, general restrictions governing the use of non-traditional materials or restrictions on the erection of outbuildings.

If a property is in breach, you could be legally required (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Bangor.

Conveyancing - Selling a property in Bangor

The conveyancing process on a house sale is less demanding than when buying. The buyer's solicitor conducts an investigation on the property and its legal title, whereas conveyancing solicitors in Bangor acting for the vendor mostly just replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger your sale

A property can face a range of potential complications (for example an issue with noisy neighbours) which may delay your home move.

Don't bury your head in the sand and hope any such problems will go away. The best course of action is to speak to an expert and deal with it promptly.

Useful reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat or house is much more involved compared to a freehold house.

Bangor conveyancing solicitors will also perform extra work, and this could include applying for the freeholder pack, through to a copy of the service charge budget for the current year.

It is generally a good idea to appoint a conveyancer as soon as possible, and ideally before marketing the property, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.

Can Quittance conveyancers act for the buyer and the seller in one transaction?

A conveyancer regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a property sale and purchase.

You could contact a local Bangor conveyancing solicitor firm to handle your legal work, if we are carrying out the legal work for the other side.

Local Bangor conveyancing solicitor directory

  • Parry Davies Clwyd Jones & Lloyd LLP, 123 High Street, Bangor, Gwynedd, LL57 1NT
  • Tudur Owen Roberts Glynne & Co, 157 High Street, Bangor, Gwynedd, LL57 1NU
  • Pritchard & Company, 104 High Street, Bangor, Gwynedd, LL57 1NS
  • Carter Vincent LLP, Port House, Port Penrhyn, Bangor, Gwynedd, LL57 4HN
  • Bennett Smith Limited, 12 Chestnut Court, Ffordd Y Parc, Parc Menai, Bangor, Gwynedd, LL57 4FH

Conveyancing - Remortgaging a property in Bangor

The most common reason people remortgage is to get a more attractive interest rate. Other reasons to think about remortgaging include funding a one-off purchase, or getting on to a new fixed-rate deal.

You would typically benefit from a lower rate faster by using a more proactive conveyancing solicitor in Bangor. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

It is critical that the property lawyer undertaking the legal work can also represent your chosen lender. Quittance Conveyancing are panel members of all major banks and building societies, so no matter whether you are switching to a cashback mortgage with the Bank of Scotland or to a two-year discount with the Monmouthshire Building Society, we can help.

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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