Updated: October 12, 2018

Llandudno conveyancing solicitor fees

No Move, No Fee conveyancing in Llandudno

Conveyancing solicitor fees will be paid to your Llandudno conveyancing solicitor for handling the legal work for your move.

Are Llandudno conveyancing fees and costs fixed?

Some conveyancing solicitors in Llandudno offer services on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote explains exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like indemnity insurance or HMLR fees.

See: A guide to all conveyancing fees

How much will the total Llandudno solicitor conveyancing fees be?

Though conveyancing fees in Llandudno will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a historic mining search, may be necessary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden costs. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Llandudno

Caveat emptor (buyer beware), was a key part of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the duty of a buyer's legal representative to investigate their intended purchase.

The Llandudno conveyancing solicitor will offer professional advice once their enquiries are complete, find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.

This section examines the kinds of residential property that may carry risks for homebuyers searching for conveyancing solicitors in Llandudno.

Your Llandudno conveyancing solicitor must be lender-approved

Before choosing a Llandudno conveyancing solicitor, you need to check that they are approved by your lender, whether you are getting a mortgage from the Co-operative Bank, the Furness Building Society or any other lender.

Your solicitor may be unable to act for your lender, because some banks and building societies are only prepared to work with a selected list (known as a 'panel') of law firms that have achieved certain benchmarks.

If this is the case, the lender will probably require a different law firm to complete the legal work, and you will then have to cover this second solicitor's costs. This means the transaction could be delayed.

Neglecting to check your property solicitor's lender panel status can mean serious delays.

Quittance Conveyancing are on the panel of all lenders.

Conwy County Borough Council searches

Searches are enquiries made of various authorities by Llandudno conveyancing solicitors to help uncover relevant information about the home you want to buy. They include:

SearchDescription
Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More pertinent searches, such as a radon gas search or an agricultural search, may also be advised in the initial LA and Environmental searches.

Buyers can expect a lead time of roughly 20 weeks for searches provided by Conwy County Borough Council. As a result, quicker regulated searches will be recommended.

Planning searches

Office copies will also be sourced from the Land Registry by your conveyancing solicitor, helping to identify any potential issues, such as errors on the title plan or restrictions that limit alterations.

Conwy County Borough Council Council Tax

The amount of council tax a homeowner in Llandudno will pay to Conwy County Borough Council will depend on the property's value and the number of residents. For example, for an average Band D house in Llandudno, the amount payable would be £1,469.

Llandudno conveyancing solicitors will inform the buyer of the property's tax band once this is confirmed by the searches.

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 £1,102.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Conwy County Borough Council Tax (2018)
A £979
B £1,143
C £1,306
D £1,469
E £1,796
F £2,122
G £2,449
H £2,938
I £3,428

Can I challenge my council tax band?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

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

Stamp Duty on Llandudno properties

Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

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.

Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.

See table below for Stamp Duty Land Tax examples for homes in Llandudno:

  Average selling price (2017) Stamp Duty Land Tax
Average price £184,399 £1,187.98
Average price (detached) £261,251 £3,062.55
Average new build - -
Higher rates of stamp duty apply to buyers of second property in the form of a stamp duty surcharge of 3%. So if a second property was bought for £184,399 then the stamp duty total will be £9,219.95.

Stamp duty relief for first-time buyers in Llandudno

In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k.

Llandudno conveyancing solicitors should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Llandudno

New build site

Buying a leasehold house or flat if you don't know what you are getting into is ill-advised. Doubling ground rents, onerous clauses in the lease and unpaid service charges by the existing leaseholder are among the many common complications lying in wait for an uninformed buyer.

Severe consequences can result from a solicitor's bad leasehold advice.

A good conveyancing solicitor in Llandudno will consider possible leasehold issues, such as possible service charge shortfalls, landlord/tenant disputes and managing agent or landlord enquiries.

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

Buying a 'New Build' property in Llandudno?

House being built

Based on local Land Registry statistics, - new build properties -. The average price for Llandudno new build properties is -.

A new-build conveyancing solicitor in Llandudno will need to be familiar with local Llandudno factors and the complications associated with new build, e.g. ensuring that the contract is in the buyer's favour and dealing with failures to arrange warranty provider inspections.

Our team of conveyancers are experts in working to tight developer deadlines and new build purchases.

Conservation areas in Conwy

Your conveyancing solicitor will need to check whether the home you are going to buy is in a conservation area in Llandudno. If it is, the house could be affected by specific conditions. These conditions, referred to as Article 4 Directions, could include a wide range of constraints from possible restrictions on solar panel positioning, to restrictions on the use of external insulation.

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

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

Conveyancing - Selling a property in Llandudno

The legal side of a property sale is more straightforward than when purchasing. The buyer's solicitor needs to carry out extensive due diligence on your home, whereas conveyancing solicitors in Llandudno acting for the vendor effectively just replies to the solicitor's standard and additional enquiries.

What proactive steps can you take to reduce the risk of an abortive sale?

Frequently occurring issues, such as having a defective lease, can seriously protract your move.

You shouldn't ignore this in the hope that any issues won't be spotted - seek out professional help instead and attempt to resolve it proactively.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

Conveyancing for a leasehold flat or house is a great deal more specialised than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Llandudno must undertake extra work. This can involve getting an up-to-date service charge statement or the memorandum of articles of association (if applicable).

Given the complexities of leasehold property, it is highly recommended that you instruct a leasehold specialist as soon as an estate agent is chosen.

Can your conveyancing solicitors act for both sides?

Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both sides.

You could contact a law firm in Llandudno to carry out your legal work, if we are carrying out the legal work for the other side.

Local Llandudno conveyancing solicitor directory

  • Bone & Payne LLP, 55 Madoc Street, Llandudno, LL30 2TW
  • David Jones (Solicitors) Limited, 22 Trinity Square, Llandudno, Gwynedd, LL30 2RH
  • Gamlins Solicitors LLP, 14/15 Trinity Square, Llandudno, Gwynedd, LL30 2RB
  • Swayne Johnson Limited, 17 Trinity Square, Llandudno, Gwynedd, LL30 2RN

Conveyancing - Remortgaging a property in Llandudno

Homeowners remortgage their home for all sorts of reasons, including funding a one-off purchase, or wanting a more flexible mortgage. The main reason, however, is to save money with a lower rate.

An efficient conveyancing solicitor in Llandudno will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

To certify that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new bank or building society.

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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