Updated: October 12, 2018

Denbighshire conveyancing solicitor fees

No Move, No Fee conveyancing in Denbighshire

Conveyancing solicitor fees are the charges you pay your Denbighshire conveyancing solicitor for the legal work involved in moving home.

Are Denbighshire conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Denbighshire who work on a price per hour basis. Your conveyancing quote explains all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy searches or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Denbighshire cost?

Conveyancing fees in Denbighshire will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, e.g. transport searches, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate the conveyancing fees for your move, 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 Denbighshire

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Denbighshire will make recommendations after making their enquiries, help to fix or resolve any legal issues and ensure that the change of ownership is registered at the Land Registry.

The content below examines those areas of the legal process for conveyancing solicitors in Denbighshire where additional expertise is critical.

Your Denbighshire conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from NatWest, Paratus AMC or any other lender, before you choose a conveyancing solicitor in Denbighshire it is paramount that you confirm that they are on the panel of your lender.

Your solicitor may be unable to act for your lender, because some mortgage lenders will only work with a restricted group of firms that pass strict selection criteria.

If this is the case, the lender will need a second legal firm to carry out the legal work, and you will be expected to pay this substitute solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Failing to confirm your property solicitor's lender panel status could mean significant delays.

Quittance Conveyancing can act for all banks and building societies.

Searches (Denbighshire Council)

Searches are enquiries made by Denbighshire conveyancing solicitors to help uncover relevant information about your new home. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Denbighshire Council
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More specialised searches, such as a tin mining search or a geological search, may also be advised in the initial search results.

Homebuyers can expect to wait approximately 8 weeks for conveyancing searches ordered from Denbighshire Council. Your conveyancer will alternatively recommend using a faster search agent.

Checking planning status

Office copies will also be sourced from HMLR by the conveyancing solicitor acting for the purchaser. This helps to find planning issues, for example the title plan showing only very general boundaries or right of access issues.

Denbighshire Council Council Tax

As a homeowner in Denbighshire, 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. E.g. for an average Valuation Band B property in Denbighshire, the amount of council tax due would be £1,210 per year.

Denbighshire conveyancing solicitors will inform the purchaser of the property's band as soon as they are made aware.

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 £907.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where an inhabitant is an 18 year old for whom child benefit is payable.

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

Does anyone ever challenge their valuation?

To appeal contact:

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

A property owner can also apply for their property to be reassessed.

Stamp Duty on Denbighshire properties

If a house is valued at over £125,000, the property buyer usually must pay Stamp Duty Land Tax. Stamp Duty Land Tax is paid to HM Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

Quittance Conveyancing's integrated case management system are fully integrated with HM Revenue and Customs (HMRC)'s online SDLT filing systems.

The following table illustrates Stamp Duty Land Tax examples for properties in Denbighshire:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £168,993 £879.86
Average price (detached) £218,262 £1,865.24
Average new build £209,975 £1,699.50
Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Denbighshire bought a second property for the average price of £168,993 the SDLT would be £8,449.65.

Stamp duty relief for first-time buyers in Denbighshire

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Denbighshire conveyancing solicitors will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Denbighshire

New build site

The potential risks associated with purchasing a leasehold property are a worry for purchasers of leasehold houses or flats. Ground rent multipliers, sub-letting restrictions and marriage value issues are but a few of the many traps lying in wait for an uninformed buyer.

Incomplete leasehold information, delivered by a property lawyer who has only ever experienced freehold transactions, could have costly, long-term consequences.

A expert conveyancing solicitor in Denbighshire will consider possible leasehold issues, such as reviewing the lease itself (some documents can be centuries old), dealing with freeholders and service charge records from the last three years.

Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Denbighshire?

House under construction

Based on data collated by HMLR, 2 new build homes have been bought in Denbighshire in 2018 so far. The average sale price of new build property in Denbighshire is £209,975.

Purchasing a new build home can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Denbighshire must be mindful of both region-specific factors and also should check a range of issues, e.g. handling deposits and investigating issues with drains and roads that serve the property.

Our highly qualified new build conveyancing team are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

Denbighshire Conservation areas

Whether you enjoy Tudor-style or Edwardian architecture, buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your property.

These building controls, called Article 4 Directions, may include:

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

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Denbighshire.

Conveyancing - Selling a property in Denbighshire

The legal work involved in a house sale is more straightforward than for a property purchase. When a house or flat changes hands, the principle of 'buyer beware' means that the onus is on the buyer to determine whether the title of the property can be mortgaged and is free from legal issues.

When selling, conveyancing solicitors in Denbighshire acting for the seller effectively just answer the buyer's solicitor's formal enquiries.

What can you do to minimise the risk of your sale falling through?

Issues, like not having appropriate warranties or not having permission for alterations when in a conservation area, can significantly hinder your home move if left unresolved.

It is usually a good idea that vendors handle these issues as soon as they come to light.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (leasehold houses are rare) is quite a lot more technical than for a more straightforward freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Denbighshire, including obtaining an up-to-date service charge statement, through to details of any consents for alterations.

Vendors should instruct a conveyancer as early as possible to reduce the impact of any leasehold-caused problems.

What if you are already acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a property solicitor firm in Denbighshire to handle your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Denbighshire

Homeowners remortgage for a number of reasons, such as moving from a tracker to a fixed-rate, or releasing capital. The most common reason, however, is to save money with a lower rate.

You can benefit from a better rate earlier with a more efficient conveyancing solicitor in Denbighshire, minimising the time taken to complete the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting on to the rate you want.

It is critical that the property lawyer carrying out the remortgage can act on behalf of the new lender. Our conveyancing team are on the panel for all major lenders. So whether you are moving to a lifetime tracker mortgage with the NatWest or to a joint mortgage with the Leeds Building Society, our remortgage team 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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