Updated: October 12, 2018

Gwynedd conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Gwynedd

Conveyancing solicitor fees are the costs you pay your Gwynedd conveyancing solicitor for the legal work associated with buying or selling a property.

How are Gwynedd conveyancing fees calculated?

Some conveyancing solicitors in Gwynedd offer services on a cost per hour basis. Our conveyancers work on a No Sale, No Fee basis, with no hidden costs. Your quote will explain what you will be charged when your sale or purchase completes.

Are there any other costs?

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

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 Stamp Duty Land Tax or identity verification checks.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Gwynedd cost?

Conveyancing solicitor fees in Gwynedd should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a flooding search, may be needed and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs 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 Gwynedd

The Welsh county of Gwynedd includes within its boundary the Snowdonia National Park and the scenic Llyn peninsula, with the main settlements being Bangor, Caernarvon, Bethesda, Portmadog and Pwllheli. This sparsely populated area offers a quiet way of life for those wishing to escape the bustle and stress.

It is estimated that 71% of those in Gwynedd who are three-years-old and above can speak Welsh as well as English.

Conveyancing for purchasers

"Caveat emptor", or "buyer beware", was a fundamental principle of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Gwynedd will offer professional advice after making their enquiries, solve outstanding issues and ensure that the full legal ownership is transferred.

The content below considers the types of residential property that could involve extra risk for homebuyers who want conveyancing solicitors in Gwynedd.

Your Gwynedd conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from TSB, the Market Harborough Building Society or any other lender, before appointing a conveyancing solicitor in Gwynedd it is vital that you check that they are approved by your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some mortgage lenders will only work with a select panel of legal firms.

Should this be the case, the lender will need a second firm to act in their interests, and you will then have to cover this second solicitor's costs. The additional work can mean the process takes much longer.

Long delays can arise if you do not confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act for all lenders.

Residential Property Searches (Gwynedd Council)

Searches are submitted by Gwynedd conveyancing solicitors to help identify issues that might affect the value of the property you intend to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Further searches, such as an HS2 search or a commons registration search, may also be referred to in the initial LA and Environmental searches.

Gwynedd Council has an approximate turnaround time of 14 weeks for property searches. Your lawyer will therefore recommend using faster personal searches.

Planning searches

Official Entries will also be applied for from HMLR by the homebuyer's conveyancing solicitor. This will help to expose any planning issues. These issues could include right of access issues or errors on the title plan.

Gwynedd Council Council Tax

As a homeowner in Gwynedd, 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. The occupier of a property in Band E, for example, would owe annual council tax of £1,957.

Conveyancing solicitors in Gwynedd will inform a purchaser of the property's 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 reduces the tax due to 75% which would equal £1,468.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where the property is occupied solely by students. The Valuation Office Agency (VOA) calculate bands for newly-built homes, and where the owner has requested a revaluation.

Band Gwynedd Council Tax (2018)
A £1,067
B £1,245
C £1,423
D £1,601
E £1,957
F £2,313
G £2,668
H £3,202
I £3,736

Can I dispute my band?

To challenge your banding contact:

Valuation Office Agency
Ty Glyder
339 High St
Bangor
Gwynedd
Wales
Ll57 1EP

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made. 30 were upheld and the tax was reduced.

Stamp Duty on Gwynedd properties

Stamp Duty Land Tax will be due from the property buyer on properties sold for more than £125k.

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it.

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

See examples for Gwynedd properties:

  Average sale price (2018 to date) Stamp Duty
Average price £168,919 £878.38
Average price (detached) £220,658 £1,913.16
Average new build £216,662 £1,833.24
Higher rates of stamp duty apply to buyers of second home in the form of an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second property in Gwynedd for the average price of £168,919 the SDLT would be £8,445.95.

Stamp duty relief for first-time buyers in Gwynedd

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

Gwynedd conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Gwynedd

New build site

It can be costly to buy a leasehold property without knowing what you are getting into. Spiralling ground rents, freeholds sold without first refusal to leaseholders and sinking fund issues are only some of the frequent complications lying in wait for the unsuspecting purchaser.

Serious financial ramifications can result from an inexperienced lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to purchase a property with a lease, a good conveyancing solicitor in Gwynedd will investigate aspects of the leasehold purchase, e.g. dealing with freeholders, reviewing the lease itself and sinking funds.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Gwynedd?

New build building site

According to Land Registry data, 6 brand new properties have been bought in Gwynedd in 2018 so far. The average price for Gwynedd new build properties is £216,662.

A new-build conveyancing solicitor in Gwynedd needs to be conscious of Gwynedd-specific considerations and the extra complexities associated with new build, such as handling reservation fees and investigating road and drainage issues.

With our new build team, you will get an expert assessment of the legal title of the house or apartment, whilst being mindful of concerns like the home's subsequent mortgageability and exponential ground rent and service charges (where applicable).

Conservation areas

Your conveyancing solicitor will need to confirm if the house you are buying is in one of Gwynedd's conservation areas. If it is, the property will be affected by specific restrictions. Referred to as Article 4 directions, these building controls could include restrictions on the removal of front boundary walls, restrictions on the erection of outbuildings or restrictions on the use of cladding.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

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

Conveyancing - Selling a property in Gwynedd

The conveyancing process on a property sale is much easier than for a purchase. The buyer carries out due diligence on the property and its legal title, whilst conveyancing solicitors in Gwynedd acting for the seller merely replies to the solicitor's standard and additional enquiries.

What could jeopardise the sale of your home?

Issues, like not being connected to the main sewers, might derail a transaction if ignored.

Don't bury your head, trusting that the issue won't be discovered. Get advice and deal with it as quickly as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat (leasehold houses are not common) is significantly more time-consuming than for a freehold property.

Conveyancing solicitors in Gwynedd will also carry out additional work, including getting an up-to-date service charge statement, through to any information about regulations affecting the property that are not in the lease.

It is recommended that the seller instruct a conveyancer as soon as possible, and potentially before going on the market, to mitigate (somewhat inevitable) leasehold delays.

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

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a Gwynedd home, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Gwynedd to undertake your legal work.

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Conveyancing - Remortgaging a property in Gwynedd

The main reason people remortgage a home is to secure a better rate of interest. There are a number of other reasons to remortgage, such as moving from a tracker to a fixed-rate, or releasing funds to help pay for home improvements.

A good conveyancing solicitor in Gwynedd will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With rate rises anticipated, fast conveyancing can be a contributing factor to securing your preferred rate.

In order to ensure that the lender's interests are protected, a property lawyer will need to act for both you and your new lender.

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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