Updated: October 12, 2018

Colwyn Bay conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Colwyn Bay

Conveyancing solicitor fees are what you pay to your Colwyn Bay conveyancing solicitor for the legal work for a home sale or purchase.

How are Colwyn Bay conveyancing fees calculated?

We work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Colwyn Bay who carry out the legal work on a price per hour basis. Your conveyancing quote sets out what you will pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as identity verification checks or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Colwyn Bay cost?

Conveyancing solicitor fees in Colwyn Bay will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a commons registration search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Colwyn Bay

Purchase conveyancing needs a Colwyn Bay conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. adverse possession) to the mortgageability of the property itself.

The conveyancer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.

The content below discusses the kinds of property which could be of concern to buyers who need conveyancing solicitors in Colwyn Bay.

Your Colwyn Bay conveyancing solicitor must be lender-approved

Homebuyers can select from a wide range of mortgage providers, from a niche mortgage lender like the Skipton Building Society, to a large lender such as the Bank of Scotland. Before you choose a conveyancing solicitor in Colwyn Bay, whoever you choose, it is vital that you check that they can act on behalf of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some banks and building societies are only prepared to work with a restricted panel of legal firms that have achieved certain benchmarks.

If this is the case, the lender will probably need a second law firm to complete the legal work, and you will usually need to pay this substitute lawyer's fees. Resulting delays can jeopardise the whole purchase.

Your home move could be put at risk by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing can act for all lenders.

Conveyancing Searches (Conwy County Borough Council)

Searches will be applied for by Colwyn Bay conveyancing solicitors to help to identify planning, development and environmental issues that might potentially impact how much the property you are buying will be worth.

Banks and building societies also expect certain searches to be obtained. These include:

Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Chancel repair liabilitythere is a risk that some Colwyn Bay properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specific searches, such as a Crossrail search or a contaminated land report, may also be recommended subject to the outcome of the initial searches.

The estimated lead time for LA searches ordered from Conwy County Borough Council is 20 weeks, so your solicitor will instead apply for quicker personal searches.

Finding planning permissions

Your conveyancing solicitor also retrieves official entries from HMLR. This will help to highlight potential planning issues. Examples of these include rights or restrictions on how the property may be used or a difference between the agent's floorplan and the title plan.

Conwy County Borough Council Council Tax

The council tax paid by a homeowner is based on a number of factors including the number of occupants and the property's value as at 1 April 1991. For example, for an average Tax Band C residential property in Colwyn Bay, the council tax amount would be £1,306.

Colwyn Bay conveyancing solicitors will inform a purchaser of the property's tax band as soon as they are made aware.

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 £979.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or where the property is a hall of residence.

Band Conwy County Borough Council Tax (2018)
A £979
B £1,143
C £1,306
D £1,469
E £1,796
F £2,122
G £2,449
H £2,938
I £3,428

Could I be overpaying council tax?

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
Ll57 1EP

Stamp Duty on Colwyn Bay properties

Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See Stamp Duty Land Tax examples for properties in Colwyn Bay:

  Average sale price (2017) Stamp Duty
Average price £180,690 £1,113.80
Average price (detached) £251,426 £2,571.30
Average new build £233,240 £2,164.80

Stamp duty relief for first-time buyers in Colwyn Bay

First-time buyer stamp duty relief is available on property purchases below £300k. If you are buying a second home for more than £40,000 then you will have to pay a 3% SDLT surcharge. E.g. if a second property was bought for £180,690 then the SDLT including the surcharge would be £9,034.50. .

Conveyancing solicitors in Colwyn Bay should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Colwyn Bay

New build site

Purchasing a leasehold home can be challenging when compared to buying a freehold home. The many potential problems awaiting the unsuspecting buyer include:

  • unfair developer practices
  • unreasonable lease extension premiums
  • exponential ground rents
Severe consequences can result from an inexperienced property lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to purchase a leasehold property, a specialist conveyancing solicitor in Colwyn Bay will address aspects of leasehold, for example :

  • sometimes ancient and arcane lease documents
  • dealing with landlords
  • possible service charge shortfalls
  • residents? management company

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Colwyn Bay?

Building site

The average cost of new build homes in Colwyn Bay is £233,240. 67 new builds were purchased in Colwyn Bay last year.

A new-build conveyancing solicitor in Colwyn Bay needs to be conscious of regional issues and new build's additional complexities, like handling unreasonable delays and working to builders' exchange timelines.

Quittance Conveyancing deliver an expert appraisal of the legal status of the property, whilst being mindful of issues ranging from the home's subsequent mortgageability to possible freehold acquisition traps.

Conwy Conservation areas

If you are purchasing a residential property in one of Colwyn Bay's conservation areas, the property will need to meet any conservation area conditions. Called Article 4 directions, these constraints could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Colwyn Bay

The legal work involved in a sale of a home is much easier than for a property purchase. The buyer's conveyancing solicitor must carry out detailed research on the legal title of your home. Conveyancing solicitors in Colwyn Bay acting for the vendor just responds to enquiries made by the buyer's solicitor.

Why do sales fall through?

A home will often come with a range of legal problems (such as a landlord dispute on a leasehold property) that can protract your move.

Don't put off finding a solution as solicitors are trained to unearth any such issues - get legal advice instead and tackle it at the earliest stage.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat (leasehold houses are uncommon) is much more protracted than it is for a freehold home.

Colwyn Bay conveyancing solicitors will also need to carry out additional work, which could include sourcing an up-to-date service charge statement, through to any details of rules covering common parts that are not contained in the lease.

In order to resolve any leasehold issues faster, it is recommended that the vendor contact a lawyer as soon as is practicable.

What if Quittance is already acting for the other side?

SRA regulations restrict the same solicitor from working on behalf of both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.

You could contact a property solicitor firm in Colwyn Bay to undertake your conveyancing, if we are carrying out the legal work for the other side.

Local Colwyn Bay conveyancing solicitor directory

  • North Wales Police Authority, Glan Y Don, Colwyn Bay, Conwy, LL29 8AW
  • Bone & Payne LLP, 333 Abergele Road, Old Colwyn, Colwyn Bay, Conwy, LL29 9PG
  • PSR Solicitors Ltd, Penrhyn View, 3 Penrhyn Road, Colwyn Bay, Conwy, LL29 8LG
  • Amphletts Solicitors Limited, 49 Conway Road, Colwyn Bay, Conwy, LL29 7AN
  • Bone & Payne LLP, 13 Wynnstay Road, Colwyn Bay, Conwy, LL29 8NB

Conveyancing - Remortgaging a property in Colwyn Bay

People remortgage a home for all sorts of reasons, such as moving to an offset mortgage, or consolidating loan repayments. The most common reason, however, is to get a better interest rate.

You can appreciate the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Colwyn Bay, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in securing your preferred rate.

It is vitally important that your property lawyer can act on behalf of your preferred lender. Our conveyancing team are on all major lenders' panels. So no matter whether you are moving to a tracker with Birmingham Midshires or to a capped-rate mortgage with the Skipton Building Society, Quittance 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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