Updated: October 12, 2018

Flint conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Flint

Conveyancing solicitor fees are the amounts you pay to your Flint conveyancing solicitor for the legal work involved in moving home.

Are Flint conveyancing fees and costs fixed?

Some conveyancing solicitors in Flint will work on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will set out what you will pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

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. These include costs like Stamp Duty or identity verification checks.

See: Complete list of conveyancing fees

How much will conveyancing in Flint cost in total?

Flint conveyancing fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Flint

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property to their estate agent and to the purchaser.

It remains, however, the duty of the Flint conveyancing solicitor to investigate the property, and deliver their report on title to the purchaser, offer pragmatic solutions and register the new owner's title at the Land Registry.

The following section examines the aspects of the legal process for conveyancing solicitors in Flint where specialist conveyancing skills may be needed.

Your Flint conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like DB UK Bank or a major lender such as the Co-operative Bank, before choosing a Flint conveyancing solicitor it is vital that you check that they are on the approved panel of your chosen lender.

Many mortgage lenders are only happy to work with a select panel of solicitors or licensed conveyancers. If a conveyancer can't act for your chosen lender, the lender will need a different law firm to act in their interests.

The buyer will usually need to pay this second lawyer's fees, and weeks could be added to the conveyancing process.

Setbacks can arise if you do not check your conveyancing solicitor's lender panel status.

Our conveyancing solicitors are on the panel of all lenders.

Flintshire County Council searches

Residential property searches are enquiries made of various authorities by Flint conveyancing solicitors to help uncover relevant information about your new home.

Lenders also need certain searches to be obtained. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Flint properties for local parish repairs.

Buyers will be informed if your mortgage lender requires any additional searches, e.g. a highways authority search or a mining search.

The average turnaround time for conveyancing searches obtained from Flintshire County Council is 13 weeks. In these circumstances, faster personal searches will be advisable.

Checking planning permission status

Your conveyancing solicitor also obtains the Title Register from HMLR. This will help to expose any potential issues, for example neighbours' rights of access or outbuildings lying outside the boundary.

Flintshire County Council Council Tax

Council tax is calculated by Flintshire County Council on property value and the number of people living in the property. For instance the occupier of a Band C residential property in the Flintshire County Council area would pay annual council tax of £1,316.

Conveyancing solicitors in Flint will inform a purchaser of the home's council tax band once 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 £987.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is a hall of residence. Property constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band Flintshire County Council Tax (2018)
A £987
B £1,151
C £1,316
D £1,480
E £1,809
F £2,138
G £2,467
H £2,961
I £3,454

Can I dispute my council tax rate?

To challenge your banding 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, 60 council tax challenges were made. 30 resulted in a reduction.

Stamp Duty on Flint properties

The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

The current stamp duty threshold is £125k in England and Wales.

Quittance ensure that the critical SDLT1 form is completed accurately and without delay.

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

  Average selling price (2018 to date) Stamp Duty
Average price £174,096 £981.92
Average price (detached) £243,207 £2,364.14
Average new build £223,959 £1,979.18

Stamp duty relief for first-time buyers in Flint

First-time buyer stamp duty relief is available on property purchases below £300k. Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the property is not let out. Following the example above, if a homeowner bought a second home in Flint for the average price of £174,096 the SDLT would be £8,704.80.

Flint conveyancing solicitors will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Flint

New build site

Purchasing a leasehold house or flat without understanding the implications is not recommended. Unreasonable ground rents, restrictions on the use of the property and sinking fund issues are but a few of the many traps lying in wait for an uninformed purchaser.

Poor leasehold guidance, from a property lawyer with only freehold experience, could have serious financial implications.

A competent conveyancing solicitor in Flint will investigate aspects of the leasehold purchase, including absent freeholders, reviewing the lease itself (many leases are decades old) and short leases.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Flint?

House under construction

5 new builds have been bought in Flint in 2018 so far, according to information compiled by the Land Registry. The average sale price of Flint new build property is £223,959.

Acquiring a new build is more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Flint must be conscious of local issues and should consider a range of factors, including checking the suitability of new build insurance and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

With Quittance Conveyancing, you will get an independent assessment of the legal title of the house or apartment, whilst being mindful of issues like the home's subsequent marketability and likely freehold acquisition traps.

Conservation areas in Flintshire

Whether you are planning to buy a period cottage or a Tudor home, if the house is in an officially designated conservation area, any planned modifications to the house may not be allowed by the local authority.

These constraints may include:

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits 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 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 Flint.

Conveyancing - Selling a property in Flint

The legal process for a sale of a house or flat is normally less troublesome than for a purchase. The buyer's solicitor must carry out an investigation on the legal title of your home. Conveyancing solicitors in Flint acting for the vendor mostly just responds to enquiries made by the buyer's solicitor.

What factors could threaten your sale?

Common obstacles, like restrictions on how you can use the property, can easily prolong your move if not handled appropriately.

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered - get professional advice instead and deal with it as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is quite a lot more involved than for a freehold house.

Conveyancing solicitors in Flint will also carry out additional work, including contacting the freeholder for a complete pack of managing agent information, through to ascertaining if a license to assign is required.

It is strongly advised that you instruct a property lawyer as soon as possible to reduce leasehold-related delays.

What if you are acting for the other side?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA regulations restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a house or flat in Flint, and a Quittance conveyancer is doing the legal work for the other side, you could instruct a property solicitor firm in Flint to undertake your conveyancing.

Local Flint conveyancing solicitor directory

  • Macaskill's, 24 Church Street, Flint, Flintshire, CH6 5AE
  • Griffiths & Hughes Parry, 7 Brynford Street, Holywell, Flintshire, CH8 7RD
  • Gamlins Law Limited, Vron Chambers, High Street, Holywell, Flintshire, CH8 7LL
  • Hughes Parry Limited, 35 High Street, Holywell, Flintshire, CH8 7TE
  • Cross Solicitors LLP, 2 High Street, Connah's Quay, Deeside, Flintshire, CH5 4DA

Conveyancing - Remortgaging a property in Flint

By far the most common reason homeowners remortgage is to benefit from a lower interest rate. Other reasons to switch lenders or mortgage deals include the existing lender having refused a payment holiday, or wanting to borrow more.

A good conveyancing solicitor in Flint will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

A property lawyer will act for both you and the bank or building society, in order to ensure the HM Land Registry is notified of the lender's charge over the property and the interests of the lender are protected.

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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