Updated: October 12, 2018

Caernarfon conveyancing solicitor fees

No Move, No Fee conveyancing in Caernarfon

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Caernarfon for the legal work associated with moving home.

How are Caernarfon conveyancing fees calculated?

Some conveyancing solicitors in Caernarfon offer services on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your conveyancing quote sets out all fees and other costs you will be charged when your property transaction has completed.

What are disbursements?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like ID checks or bankruptcy searches.

See: Complete list of conveyancing fees

How much will the total Caernarfon solicitor conveyancing fees be?

Conveyancing solicitor fees in Caernarfon will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as a flooding search, may be necessary and council search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. To calculate your conveyancing fees, 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 Caernarfon

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

A conveyancing solicitor in Caernarfon will offer suggestions and advice following their enquiries, offer pragmatic solutions and confirm that the Land Registry's record of the property is updated.

This section examines the aspects of the legal process for conveyancing solicitors in Caernarfon where additional expertise is useful.

Your Caernarfon conveyancing solicitor must be lender-approved

Before choosing a Caernarfon conveyancing solicitor, you must confirm that they are on the approved solicitor panel of your lender, whether you are obtaining a mortgage from the Co-operative Bank, Paragon or any other lender.

Some lenders are only happy to work with a select panel of legal firms that meet stringent standards. If your conveyancer can't act for your lender, the lender will need an alternative firm to complete the legal work.

The buyer will be expected to pay this alternative solicitor's fees, and weeks could be added to the conveyancing process.

Long delays can arise if you do not confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors are on the panel of all lenders.

Searches (Gwynedd Council)

Searches are questions submitted to a number of authorities by Caernarfon conveyancing solicitors to provide information about your new home.

Lenders typically also require a list of searches to be submitted. Required searches will include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Caernarfon properties for local parish repairs.

You will be notified if your chosen lender insists on any more searches, for example a Crossrail search or a more detailed environmental report.

The average lead time for LA searches supplied by Gwynedd Council is 14 weeks. A private search company will be able to provide this information sooner.

Checking planning status

The buyer's conveyancing solicitor will apply for office copies from the Land Registry. This will help to highlight planning issues. Examples of these include outbuildings lying outside the boundary or right of access issues.

Gwynedd Council Council Tax

As a homeowner in Caernarfon, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,423.

Conveyancing solicitors in Caernarfon will inform the purchaser of the property's tax band after this is confirmed by the searches.

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 £1,067.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is armed forces accommodation.

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

Could I be overpaying council tax?

In the financial year 2016/17, 50 council tax challenges were made, and 30 saw a subsequent reduction. To appeal contact:

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

Stamp Duty on Caernarfon properties

The current Stamp Duty Land Tax threshold is £125,000. Stamp Duty Land Tax is paid to HMRC (formerly Inland Revenue) by completing an SDLT1 form. The form is lengthy and complex.

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 Land Tax examples for properties in Caernarfon:

  Average selling price (2017) SDLT
Average price £157,304 £646.08
Average price (detached) £229,844 £2,096.88
Average new build £243,542 £2,370.84
If you already own another home or share in a home you will be subject to a 3% surcharge. E.g. if a second home was bought for £157,304 then the SDLT including the surcharge would be £7,865.20. .

Stamp duty relief for first-time buyers in Caernarfon

Relief is available on home purchases below £300,000 for first-time buyers.

Conveyancing solicitors in Caernarfon will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Caernarfon

New build site

The pitfalls associated with buying a leasehold property should be a source of anxiety for leasehold property purchasers. There is a wide range of sometimes obscure legal issues that may be awaiting the unsuspecting buyer, such as freeholds sold without first refusal to leaseholders, spiralling ground rents and unfair developer practices.

Serious consequences can result from a less-experienced conveyancer's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to purchase a leasehold home, a specialist conveyancing solicitor in Caernarfon will investigate aspects of the leasehold purchase, such as managing agent or landlord enquiries, understanding regional and era-specific nuances of leases and share of freehold complexity.

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Caernarfon?

House under construction

Based on Her Majesty's Land Registry data, 1 brand new homes have been bought in Caernarfon in 2018 so far. The average value of Caernarfon new build homes is £187,500.

A new-build conveyancing solicitor in Caernarfon must be familiar with local factors and the extra complexities of new build, including handling withdrawal under the Consumer Code for Housebuilders and dealing with fast exchange timeframes.

Our team of new build conveyancers deliver an expert assessment of the legal title of the house or apartment, looking out for concerns ranging from the home's future resaleability to exponential ground rent and service charges (where applicable).

Gwynedd Conservation areas

Whether you are looking for Tudor-style or Edwardian architecture, moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your residential property.

Referred to as Article 4 directions, these restrictions may include anything from general restrictions governing unsympathetic additions or modifications, to restrictions affecting frontal additions to the property such as a porch.

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

Your conveyancing solicitor will address whether your planned purchase is located one of Caernarfon's conservation areas.

Conveyancing - Selling a property in Caernarfon

The conveyancing process on a sale of a house or flat is more straightforward than for a purchase. With a property purchase, caveat-emptor' means that the onus lies entirely with the buyer to ensure that the property's title is legally sound.

On the other side of the transaction, conveyancing solicitors in Caernarfon acting for the person selling only need to answer questions set by the buyer's conveyancing solicitor.

What proactive steps can you take to improve the odds of your sale going through?

Homes will often come with a range of possible complications (e.g. a solar panel 'rent a roof' scheme or having a defective lease) that can delay the conveyancing process.

You shouldn't bury your head in the sand and hope any such problems will go away. Instead, you should talk to a professional, face the issues head on, and find a solution promptly.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is quite a lot more time-consuming compared to a freehold house.

Conveyancing solicitors in Caernarfon will also carry out additional work, which could include obtaining a completed copy of the Leasehold Property Enquiry Form, through to details of common parts management.

It is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as the property is marketed, if not before, to ensure any legal complexity is correctly handled.

What if you are already acting for the other side?

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

You may want to instruct a property solicitor firm in Caernarfon to carry out your legal work, if a Quittance solicitor is acting for the other side.

Local Caernarfon conveyancing solicitor directory

  • Gareth Griffith & Company, 6 Pepper Lane, Caernarfon, Gwynedd, LL55 1RG
  • Scj Solicitors, Unit 1 & 3, 38-40 High Street, Caernarfon, Gwynedd, LL55 1RH
  • Parry Davies Clwyd Jones & Lloyd LLP, Castle Chambers, 2a Bridge Street, Castle Square, Caernarfon, Gwynedd, LL55 1AB
  • Pritchard Jones Lane LLP, 37 Y Maes, Caernarfon, Gwynedd, LL55 2NN
  • Tudur Owen Roberts Glynne & Co, Moreia, South Penrallt, Caernarfon, Gwynedd, LL55 1NS

Conveyancing - Remortgaging a property in Caernarfon

Saving money on a lower rate is usually why people remortgage. There are other reasons, including wanting to borrow more, or moving to an offset mortgage.

A good conveyancing solicitor in Caernarfon will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

Your property lawyer must also be able to act on behalf of the new bank or building society. Our conveyancing team are on the panel for all major lenders. So whether you are switching to a lifetime tracker mortgage with the Nationwide Building Society or to a fixed-rate mortgage with the Yorkshire Bank, our remortgage specialists 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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