Updated: October 12, 2018

Denbigh conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Denbigh

Conveyancing solicitor fees are the amounts you pay your Denbigh conveyancing solicitor for handling the legal work for your move.

Do Denbigh conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Denbigh work on a cost per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote sets out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like bankruptcy searches or landlord's notice fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Denbigh cost in total?

Although conveyancing fees in Denbigh will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a mining search, may be needed and council search fees will vary.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Denbigh

Purchase conveyancing will require the Denbigh conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing rights) to mixed-use issues affecting the mortgageability of the home.

The buyer's property lawyer will report their findings back to the buyer, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

The following sets out useful information for people searching for conveyancing solicitors in Denbigh for a purchase.

Your Denbigh conveyancing solicitor must be lender-approved

Before you instruct a Denbigh conveyancing solicitor, it is critical that you make sure that they can act on behalf of your chosen lender, whether you are taking out a mortgage from the Barnsley Building Society, the Co-operative Bank or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders are only prepared to work with a select list (referred to as a 'panel') of firms.

Should this be the case, the lender will probably need a second law firm to act in their interests, and you will be expected to pay this second solicitor's costs. This can mean the process takes much longer.

Failing to check your conveyancing lawyer's lender panel status can frustrate the process.

Quittance Conveyancing can perform the conveyancing for all banks and building societies.

Searches (Denbighshire Council)

Residential property searches are questions submitted to public bodies by Denbigh conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

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

More specialised searches, such as an HS2 search or a mining search, may also be referred to in the initial search results.

Denbighshire Council has an average processing time of 8 weeks for property searches. Your lawyer could instead use faster personal searches.

Checking planning permission status

Official Entries will also be applied for from the Land Registry by your conveyancing solicitor. This will help to highlight potential planning issues. These issues could include discrepancies between the property boundaries and the title plan or right of access issues.

Denbighshire Council Council Tax

As a homeowner in Denbigh, 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. For example, a house in the Denbighshire Council area in Band E would pay £1,901 per annum.

Conveyancing solicitors in Denbigh will inform the buyer of the home's council tax band once they are themselves 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 £1,426.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if an occupier is a student nurse.

Band Denbighshire Council Tax (2018)
A £1,037
B £1,210
C £1,383
D £1,555
E £1,901
F £2,247
G £2,592
H £3,111
I £3,629

Is your new home in the wrong band?

To appeal contact:

Valuation Office Agency
Regent House
Regent St
Wrexham
Clwyd
Wales
LL11 1PR

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 20 saw a subsequent reduction.

Stamp Duty on Denbigh properties

Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125k.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

This table sets out SDLT for average property in Denbigh:

  Average sale price (2017) Stamp Duty Land Tax
Average price £179,945 £1,098.90
Average price (detached) £227,174 £2,043.48
Average new build £283,269 £4,163.45
If you already own another residence , anywhere in the world you will be subject to a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Denbigh for the average price of £179,945 the SDLT would be £8,997.25.

Stamp duty relief for first-time buyers in Denbigh

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Denbigh should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Denbigh

New build site

Buying a leasehold home is not as simple as buying a freehold home. There are many legal issues that may be awaiting an uninformed purchaser, such as:

  • doubling ground rents
  • undisclosed major works
  • unfair clauses in the lease
Inaccurate leasehold advice, from a solicitor who has only ever experienced freehold matters, could have serious financial consequences.

If you intend to buy a house or flat with a lease, a specialist conveyancing solicitor in Denbigh will investigate aspects of the leasehold purchase, such as :

  • checking the lease itself
  • service charges for relevant date periods
  • absent freeholders
  • rights issues

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Denbigh?

New build site

The average sale price of new build property in Denbigh is £283,269. 8 new builds were purchased in Denbigh last year.

Purchasing a new build is frequently more involved than other types of conveyancing. Therefore a Denbigh conveyancing solicitor should be aware of local considerations and should check a range of issues, like handling the uncertainties of buying off plan and ensuring new estate roads are adopted.

Our highly qualified team of conveyancers specialise in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in Denbighshire

When acting for the purchaser of a property in Denbigh, a conveyancing solicitor will need to confirm if the residential property is in one of Denbigh's conservation areas. If it is, the house could be affected by certain restrictions. Referred to as Article 4 directions, these restrictions could include anything from restrictions preventing paving over the front garden, to restrictions on the removal or addition of front boundary walls.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

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

Conveyancing - Selling a property in Denbigh

The legal side of a sale of a home is less complicated than for a purchase. The buyer carries out detailed research on the legal title of your home. Conveyancing solicitors in Denbigh acting for the seller just gathers together any pertinent information and answers the buyer's questions .

Factors that could delay or endanger your sale

A property can face legal problems (e.g. chancel repair liability or not having a building regulations completion certificate) which may hinder your home move.

In the majority of cases, you should handle any such problems without delay.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The conveyancing process for a leasehold flat is a great deal more complex than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Denbigh will usually undertake additional work, including obtaining an up-to-date service charge statement, through to any details of any ongoing enfranchisement process.

To accelerate the handling of the leasehold work, it is strongly advised that you contact a leasehold-specialist lawyer as early as possible.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.

You may wish to contact a law firm in Denbigh to undertake your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

Local Denbigh conveyancing solicitor directory

  • Gamlins Law Limited, Llys Aneurin, Crown Lane, Denbigh, Denbighshire, LL16 3SY
  • Swayne Johnson Limited, 2 Hall Square, Denbigh, Denbighshire, LL16 3PA
  • Guthrie Jones & Jones, 29 Ruthin Road, Denbigh, Denbighshire, LL16 3EH
  • J M Lynn Davies, Perth Y Rhos, Ystrad Road, Denbigh, Conwy, LL16 3HE
  • Swayne Johnson Limited, Church House, High Street, St. Asaph, Denbighshire, LL17 0RD

Conveyancing - Remortgaging a property in Denbigh

People remortgage a home for all sorts of reasons, such as consolidating loan repayments, or fixing the mortgage on a new discounted rate. The most common reason, however, is to secure a lower interest rate.

A good conveyancing solicitor in Denbigh will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

The property lawyer will represent both you and the new lender, in order to ensure that the new interest in the property is registered correctly and the lender's investment is secured.

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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