Updated: October 12, 2018

Conwy conveyancing solicitor fees

No Move, No Fee conveyancing in Conwy

Conveyancing solicitor fees will be paid to conveyancing solicitors in Conwy for handling the legal work for your move.

How are Conwy conveyancing fees calculated?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Conwy who will work on a price per hour basis. Your conveyancing quote explains exactly what you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent fees or Stamp Duty Land Tax.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Conwy cost in total?

Although conveyancing fees in Conwy will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, Local Authority Search fees can vary and specific extra searches, such as a Coal Authority search, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden costs. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Conwy

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. Following recent changes in the law, this principle no longer applies. However, it remains the duty of a buyer's legal representative to investigate their intended purchase.

The Conwy conveyancing solicitor will offer suggestions and advice after making their enquiries, assist in resolving any issues and ensure the title is transferred to the new owner.

The following section considers the aspects of the buying process for conveyancing solicitors in Conwy that warrant specialised skills.

Your Conwy conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a niche mortgage lender like Platform, to a large lender such as TSB. Before instructing a conveyancing solicitor in Conwy, whoever you choose, it is essential that you check that they are on the panel of your mortgage lender.

A lot of lenders only accept a restricted panel of solicitors or licensed conveyancers that have achieved certain benchmarks. If your solicitor cannot act for your mortgage lender, the lender will probably need a second firm to act in their interests.

The purchaser will usually need to pay this alternate lawyer's fees and significant delays to your move could occur.

Not checking your solicitor's lender panel status can result in serious delays.

Our solicitors are approved to act for all banks and building societies.

Conveyancing Searches (Conwy County Borough Council)

Residential property searches will be applied for by Conwy conveyancing solicitors to identify any wider issues that could compromise how much the property you are buying will be worth.

Lenders also usually require property searches to be applied for. Required searches will include:

  • Local Authority (LA) search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Environmental search - environmental issues that could adversely affect the property
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - some Conwy property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a highways search or a contaminated land report, may also be recommended in the standard searches.

Conwy County Borough Council has a usual lead time of 20 weeks for LA searches. In these circumstances, faster personal searches will be recommended.

Planning permissions

The buyer's conveyancing solicitor will get an Official Copy of the Title Register from HM Land Registry. This will help to reveal any planning issues, for example outbuildings lying outside the boundary or the breach of a restrictive covenant.

Conwy County Borough Council Council Tax

Council tax is calculated by Conwy County Borough Council on property value and the number of people living in the property. E.g. the occupier of a Valuation Band E home in the Conwy County Borough Council area would pay annual council tax of £1,796.

Conwy conveyancing solicitors will inform the 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 (25%) would reduce the tax due to £1,347.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if you are a live in carer looking after someone who isn't a spouse or relative.

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?

In the 2016/17 financial year, 50 council tax challenges were made, and 20 were upheld and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
Ty Glyder
339 High St
Ll57 1EP

Stamp Duty on Conwy properties

Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

If your home costs more than £125,000 then you will have to pay stamp duty.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use state-of-the-art case management system to ensure that SDLT is paid immediately after completion.

This table sets out Stamp Duty Land Tax for average property in Conwy:

  Average sale price (2017) Stamp Duty Land Tax
Average price £180,546 £1,110.92
Average price (detached) £236,858 £2,237.16
Average new build £222,293 £1,945.86

Stamp duty relief for first-time buyers in Conwy

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay a surcharge of 3%. So if a second home was bought for £180,546 then the SDLT total will be £9,027.30.

Conveyancing solicitors in Conwy should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Conwy

New build site

It is risky to buy a leasehold house or flat if you don't know what you are getting into. The many potential traps lying in wait for the unsuspecting buyer can include overpriced managing agent packs and doubling ground rents.

Severe consequences can result from an inexperienced solicitor's misguided leasehold advice.

If you are planning to purchase a property with a lease, a expert conveyancing solicitor in Conwy will address aspects of leasehold, for example :

  • understanding regional and era-specific nuances of leases
  • absent freeholders
  • service charges and whether they have been collected
  • complaints from neighbours

Ensure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Conwy?

House being built

Based on local data sourced by Her Majesty's Land Registry, the average sale price of a new build in Conwy is £199,760. 5 new build homes have been bought in Conwy in 2018 so far.

Buying a new build can be more involved than any other type of conveyancing. Therefore a Conwy conveyancing solicitor must be aware of local Conwy factors and will need to report to clients on a number of issues, like squaring developer incentives with lenders and dealing with incomplete service connection agreements.

Our new build conveyancing department will provide a specialist assessment of the property's legal status, and in particular issues like unfair leasehold conditions and excessive ground rent and service charges (where applicable).

Gwynedd Conservation areas

Whether you are planning to buy a period coach house or a Georgian town house, if the house is in a protected conservation area, your plans to develop the house might not be accepted by Conwy County Borough Council.

These building controls can include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Conwy

The legal process for a sale of a home is much easier than when purchasing. When buying, caveat-emptor' means that the onus lies with the purchaser to establish that the property's title is not legally defective.

On the other side of the transaction, conveyancing solicitors in Conwy acting for the current owner only need to answer the purchaser's enquiries.

How to minimise the risk of your sale falling through

A property can face a range of challenges (e.g. a landlord dispute on a leasehold property or not being connected to the main sewers) which may slow or frustrate your home move.

Don't ignore the issue, waiting to see if the problem is discovered. Instead, you should get professional advice and deal with it ASAP.

Further reading:

Read more conveyancing advice for sellers.


Conveyancing for a leasehold flat (leasehold houses are not common) is quite a lot more complicated than it is for a freehold home.

Conveyancing solicitors in Conwy will also need to carry out additional work, and this could include collating the latest service charge and ground rent statement, through to details of any slush fund for property maintenance.

You should seriously consider instructing a lawyer as early in the process as possible, and preferably before marketing the property, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.

Can Quittance conveyancers act for both the buyer and the seller of the same property?

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

You could contact a local Conwy conveyancing solicitor firm to handle your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

Local Conwy conveyancing solicitor directory

  • J W Hughes & Co LLP, Bank House, Lancaster Square, Conwy, Gwynedd, LL32 8AD
  • Gamlins Solicitors LLP, Bank Buildings, Castle Street, Conwy, Gwynedd, LL32 8AU
  • Nelson Myatt Solicitors LLP, Suite 6, Conwy Business Centre, Junction Way, Llandudno Junction, Conwy, LL31 9XX
  • J W Hughes & Co LLP, 27 Augusta Street, Llandudno, Conwy, LL30 2AE
  • Phillip Watters Solicitor, 20 Madoc Street, Llandudno, Conwy, LL30 2TL

Conveyancing - Remortgaging a property in Conwy

Whilst there are many reasons to consider remortgaging, people usually remortgage a home to save money with a lower rate.

You will typically be able to benefit from a better rate earlier with a more efficient conveyancing solicitor in Conwy. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is critical that your property lawyer can act on behalf of your chosen lender. Our conveyancers are on the panel for all major UK lenders, so no matter whether you are switching to a fixed-rate mortgage with the Co-operative Bank or to a variable-rate mortgage with the Barnsley Building Society, we can assist.

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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