Updated: October 12, 2018

Holyhead conveyancing solicitor fees

No Move, No Fee conveyancing in Holyhead

Conveyancing solicitor fees are paid conveyancing solicitors in Holyhead for handling the legal work for your move.

Are Holyhead conveyancing fees and costs fixed?

Some conveyancing solicitors in Holyhead offer services on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your quote will explain all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like TT fees or Stamp Duty.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Holyhead cost?

Holyhead conveyancing fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a flood plain search, may be needed.

For a standard sale or purchase, 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 fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Holyhead

When carrying out the legal work for the purchase of a house or flat, the Holyhead conveyancing solicitor will investigate the title of the property and report back in detail to the buyer and the lender.

Following their enquiries the solicitor will offer professional advice and will solve outstanding issues and register the title in the new owner's name.

This part of the article considers those types of property which could be of concern to people who want conveyancing solicitors in Holyhead for a purchase.

Your Holyhead conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like the Monmouthshire Building Society or a large lender such as Britannia, before you select a Holyhead conveyancing solicitor you need to check that they are on the approved panel of your chosen lender.

Most mortgage lenders will only work with a restricted panel of firms that meet stringent standards. If your solicitor can't act for your chosen lender, the lender will require a second legal firm to complete the legal work.

The buyer will be expected to pay this second lawyer's costs and the conveyancing process could take much longer.

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

Our conveyancing solicitors are approved members of all lender panels.

Isle of Anglesey Council searches

Residential property searches are carried out by Holyhead conveyancing solicitors to unearth any significant issues that might possibly affect how much your property is worth.

Lenders typically also require conveyancing searches to be applied for. These include:

Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a highways authority search or an energy search, may also be recommended subject to the outcome of the initial searches.

Isle of Anglesey Council has a usual processing time of 20 weeks for property searches, so faster personal (as opposed to official) searches will be recommended.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will also obtain office copies from HM Land Registry. This will help to highlight any potential issues, for example restrictive covenants governing the use of the property or discrepancies with the filed plan.

Isle of Anglesey Council Council Tax

The amount of council tax a homeowner in Holyhead will pay to Isle of Anglesey Council will depend on the property's value and the number of residents. For instance for an average Band B residential property in Holyhead, the amount payable would be £1,121 per year.

Conveyancing solicitors in Holyhead will inform a buyer of the home's 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 £840.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency work out council tax bands for new homes, and where the owner has requested a revaluation.

Band Isle of Anglesey Council Tax (2018)
A £961
B £1,121
C £1,281
D £1,441
E £1,761
F £2,081
G £2,401
H £2,882
I £3,362

Can I lower my band?

To appeal contact:

Valuation Office Agency
Ty Glyder
339 High St
Ll57 1EP

A property owner can also apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Holyhead properties

Doing the SDLT1 form yourself is hard and not for the inexperienced.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

Quittance Conveyancing's specialist post-completion team will ensure that the hard to understand SDLT1 form is completed and submitted to HMRC without delay.

See examples for typical local properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £166,715 £834.30
Average price (detached) £225,170 £2,003.40
Average new build £214,112 £1,782.24

Stamp duty relief for first-time buyers in Holyhead

Since Nov 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k. Following the autumn statement, second home buyers must pay a stamp duty surcharge of 3%. Therefore, if a homeowner in Holyhead bought a second property for the average price of £166,715 the SDLT would be £8,335.75.

Holyhead conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Holyhead

New build site

Purchasing a leasehold house or flat can be complex, compared to buying a freehold property. Numerous technical obstacles may be lying in wait for the unsuspecting purchaser, such as:

  • sub-letting restrictions
  • doubling ground rents
  • undisclosed major works
  • unreasonable lease extension premiums
Serious consequences can result from a less-experienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a property with a lease, a expert conveyancing solicitor in Holyhead will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease
  • any recent demands for service charges and ground rent
  • dealing with freeholders
  • external decorations

Ensure that you are fully-informed regarding your planned purchase - Contact our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Holyhead?

New build site

The average sale price of new builds in Holyhead is £214,112. 4 new builds were purchased in Holyhead last year.

A new-build conveyancing solicitor in Holyhead will need to be aware of local Holyhead factors and the added complexities associated with new build, including ensuring that new build mortgage conditions are met and investigating issues with drains and roads that serve the property.

Our new build conveyancing team are specialists in working to developer exchange timeframes and representing buyers to achieve the best outcome.

Anglesey Conservation areas

Whether you are buying a period cottage or a Victorian terraced house, if the property is in a protected conservation area, any changes you can make to the property may not be allowed by the local authority.

Referred to as Article 4 directions, these restrictions could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local authority can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Holyhead's conservation areas.

Conveyancing - Selling a property in Holyhead

The conveyancing process on a sale of a home is simpler than for a property purchase. The buyer's conveyancer undertakes detailed due diligence into the property. In contrast, conveyancing solicitors in Holyhead acting for the vendor essentially just responds to enquiries made by the buyer's solicitor.

What could jeopardise a property sale?

Homes will frequently have possible complications (for example not having suitable right of way) which could stop a sale in its tracks.

You shouldn't ignore this as it is the buyer's solicitor's job to spot problems - a better course of action will be to seek out professional help and work to resolve it proactively.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are rare) is significantly more time-consuming than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Holyhead, and this could include collating an up-to-date service charge statement, through to any documentation relating to forfeiture proceedings.

It is generally a good idea to contact a lawyer as soon as possible, and preferably before going on the market, to mitigate (somewhat inevitable) leasehold delays.

What if Quittance conveyancers are acting for the other side?

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

You can contact a local Holyhead conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Holyhead conveyancing solicitor directory

  • Tudur Owen Roberts Glynne & Co, 6-8 Stanley Street, Holyhead, Anglesey, LL65 1HG
  • R Gordon Roberts Laurie & Co Limited, Victoria Chambers, Holyhead, Ynys Mon, LL65 1UR

Conveyancing - Remortgaging a property in Holyhead

Homeowners remortgage their home for a variety of reasons, such as switching from interest-only to repayment, or funding a one-off purchase. The main reason, however, is to get a lower interest rate.

A proactive conveyancing solicitor in Holyhead can reduce the remortgage processing time, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to securing the rate you want.

The property lawyer carrying out your remortgage must also be able to act on behalf of your new bank or building society. Our conveyancers are on the panel for all major UK lenders. So whether you are switching to an offset mortgage with the HSBC or to a discounted-rate mortgage with the Market Harborough Building Society, we 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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