Award-winning No Move, No Fee conveyancing for Deeside home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a home, and need conveyancing solicitors in Deeside, our no sale, no fee property lawyers can help.
We offer guaranteed fixed conveyancing fees, and because we are committed to better communication, you will always be up to speed regarding how your sale or purchase is progressing.
Our no sale no fee guarantee means should your move not proceed, even if you decide to pull out, you will not have to pay any conveyancing solicitors' legal fees.
Deeside's most communicative conveyancing service
Almost half of those who participated in an InfoTrack survey had made a complaint about inadequate communication.
The consumer service charters of both the Conveyancing Quality Scheme (CQS) and the Council for Licensed Conveyancers are concerned with resolving the issue of sub-standard conveyancing solicitor communication.
Even though conveyancing the Council for Licensed Conveyancers and the SRA are addressing the problem, according to a survey carried out by the Conveyancing Association of 1,500 people, almost half of respondents felt that their sale or purchase would have completed sooner with better communication.
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Our Deeside conveyancing solicitors aim to deliver the UK's most proactive and informative property legal service. We strive to provide the answers you require by email, phone and online, every day of the week:
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Updated: October 12, 2018
Deeside conveyancing solicitor fees
No Move, No Fee conveyancing in Deeside
Conveyancing solicitor fees are paid conveyancing solicitors in Deeside for the legal work associated with buying or selling a property.
How are Deeside conveyancing fees calculated?
Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Deeside who will work on a cost per hour basis. Your conveyancing quote explains exactly what you will be charged when your property transaction has completed.
Are there any other costs in addition to conveyancing fees?
You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Stamp Duty Land Tax (SDLT) or managing agent fees.
How much will the total conveyancing fees in Deeside cost?
Deeside conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, such as transport searches, may be needed and Local Authority (LA) Search fees will vary.
For a standard sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Deeside
Purchase conveyancing requires the conveyancing solicitor in Deeside to consider a wide range of issues. Examples of such factors can range from problems with the property's title to factors affecting the mortgageability (e.g. a boundary dispute).
The solicitor will report their findings back to the buyer and their mortgage lender, offer practical solutions and ensure the title is transferred to the new owner.
This part of the article examines those parts of the buying process for conveyancing solicitors in Deeside that necessitate specialised skills.
Your Deeside conveyancing solicitor must be lender-approved
Before you choose a Deeside conveyancing solicitor, it is paramount that you confirm that they are on the approved solicitor panel of your chosen lender, whether you are taking out a mortgage from the Furness Building Society, the Royal Bank of Scotland (RBS) or any other lender.
Quite a few lenders are only prepared to work with a restricted list (called a 'lender panel') of firms that pass strict standards. If a solicitor can't act for your chosen lender, the lender will need a different legal firm to complete the legal work.
You will then have to cover this alternate solicitor's fees, and weeks could be added to the conveyancing process.
Our solicitors can act for all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Flintshire County Council searches
Searches are submitted by Deeside conveyancing solicitors to help to identify any pertinent information that might impact the value of the property you are buying.
Lenders will also require searches to be obtained. These include:
|Local Authority (LA) search||planning and development details from Flintshire County Council records|
|Environmental search||identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.|
|Drainage & Water search||covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.|
|Chancel repair liability||describes the insurance to protect against any liability owed by Deeside properties for local parish repairs.|
Further searches, such as a Crossrail search or a more detailed plan search, may also be recommended subject to the outcome of the initial searches.
Flintshire County Council has an approximate lead time of 13 weeks for searches, so your solicitor will instead order faster regulated searches.
Your conveyancing solicitor will source the Title Register from the Land Registry, helping to identify any issues, for example discrepancies with the filed plan or limits on the development of the property.
Flintshire County Council Council Tax
Flintshire County Council calculate your council tax based on various factors including the number of occupants and the value of the property as determined by the VOA in 1991. For example, the occupier of a Valuation Band E home in the Flintshire County Council area would pay annual council tax of £1,809.
Conveyancing solicitors in Deeside will inform the purchaser of the home's council tax band once they are themselves notified.
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 £1,357.
Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or where the property was left empty by a bankrupt person. The Valuation Office Agency (VOA) assess bands for new build properties, and where the owner has requested a revaluation.
|Band||Flintshire County Council Tax (2018)|
Can I dispute my council tax rate?
Owners can apply for their property to be reassessed. To appeal contact:
Valuation Office Agency
Stamp Duty on Deeside properties
The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.If your home costs more than £125k then you will have to pay SDLT.
HMRC (formerly Inland Revenue) complications are avoided using the latest case management system.
See examples for typical Deeside properties:
|Average sale price (2017)||SDLT|
|Average price (detached)||£238,293||£2,265.86|
|Average new build||£252,632||£2,631.60|
Stamp duty relief for first-time buyers in Deeside
As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you own another residence you will be subject to a higher rate of 3%. Following the example above, if a homeowner bought a second home in Deeside for the average price of £171,894 the SDLT would be £8,594.70.
Conveyancing solicitors in Deeside will ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Deeside
Purchasing a leasehold home if you are unaware of the facts can be fraught with risk. The numerous common problems lying in wait for the unsuspecting buyer could include:
- exponential ground rents
- excessive freehold premiums
- overpriced managing agent packs
- unfair developer practices
A good conveyancing solicitor in Deeside will address aspects of leasehold, e.g. :
- reviewing the lease itself (some documents can be centuries old)
- current-year service charge estimates
- managing agent practices
- residents? management company
- notices served on the freeholder
Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Deeside?
Based on Her Majesty's Land Registry information, the average value of Deeside new build property is £252,632. 33 new build houses and flats were purchased in Deeside last year.
A new-build conveyancing solicitor in Deeside will need to be familiar with local Deeside issues and the complications associated with new build, including investigating developer incentives and dealing with incomplete service connection agreements.
Our team of new build conveyancers specialise in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.
Flintshire Conservation areas
If you are purchasing a residential property in a conservation area in Deeside, the property will need to meet any conservation area restrictions. These conditions can include:
- Restrictions on the removal of front boundary walls, railings or fences
- Restrictions on the addition of flues and soil vent pipes
- Limits on the installation of VELUX windows
If a property is in breach, the owner could be required by law to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Deeside.
Conveyancing - Selling a property in Deeside
The legal work involved in a house sale is more straightforward than for a property purchase. The buyer's solicitor needs to carry out due diligence into the property and its legal title, whilst conveyancing solicitors in Deeside acting for the vendor effectively just gathers together any pertinent information and answers the purchaser's enquiries .
What steps can you take to minimise the risk of your sale falling through?
A property will frequently have numerous legal problems (for example missing planning permission or tree preservation orders) that can endanger the sale process.
Don't bury your head in the sand as solicitors are trained to unearth any such issues. The best course of action is to speak to an expert and tackle it proactively.
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
- Boundary disputes - what to do before selling your home
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
The legal work for a leasehold property is a great deal more technical than for a more straightforward freehold house.
Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Deeside, including sourcing the latest service charge and ground rent statement, through to any documents pertaining to a variation of the terms of the lease.
It is usually counter-productive to hold off instructing a property lawyer as soon as possible to help mitigate predictable leasehold delays.
What if Quittance conveyancers are acting for the other side?
CLC-regulated conveyancers can act for both sides. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a house sale.
You may wish to contact a law firm in Deeside to undertake your legal work, if one of our conveyancing solicitors is acting for the other side.0
Conveyancing - Remortgaging a property in Deeside
Although people consider remortgaging for a range of reasons, people will usually remortgage to get a lower interest rate.
An efficient conveyancing solicitor in Deeside will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a key consideration when getting the mortgage rate you want.
In order to certify that the lender's capital is protected, the property lawyer handling your remortgage will need to act for both you and your new lender.
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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