Updated: October 12, 2018

Llandudno Junction conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Llandudno Junction

Conveyancing solicitor fees are paid your Llandudno Junction conveyancing solicitor for handling the legal work for your move.

Do Llandudno Junction conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Llandudno Junction work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote explains what you will be charged when your property transaction has completed.

What are disbursements?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like managing agent information or property searches.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Llandudno Junction cost?

Llandudno Junction conveyancing fees will not vary, wherever you are buying or selling 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, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. 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 Llandudno Junction

Caveat emptor, meaning 'let the 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 responsibility of a homebuyer and their solicitor to carry out due diligence on a planned purchase.

The conveyancing solicitor in Llandudno Junction will give advice following their enquiries, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This section of the article provides advice to assist homebuyers searching for conveyancing solicitors in Llandudno Junction.

Your Llandudno Junction conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Co-operative Bank, Scottish Widows or any other lender, before choosing a Llandudno Junction conveyancing solicitor it is very important that you make sure that they can act on behalf of your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies will only work with a restricted group of legal firms.

If this is the case, the lender will need a second firm to act in their interests, and you will be expected to pay this substitute solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your home move could be threatened by failing to confirm your property lawyer's lender panel status.

Quittance Conveyancing can act for all banks and other lenders.

Residential Property Searches (Conwy County Borough Council)

Property searches are applied for by Llandudno Junction conveyancing solicitors in order to identify any significant issues that might have an impact on how much your home will be worth.

Banks and building societies typically also require property searches (sometimes referred to as 'conveyancing searches') to be applied for. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - involves 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.

You will be informed if your lender insists on any further searches, such as a tin mining search or a mining search.

The typical turnaround time for property searches provided by Conwy County Borough Council is 20 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Finding planning permissions

The conveyancing solicitor acting for the buyer will apply for an Official Copy of the Title Register from HM Land Registry. This will help to expose potential planning issues, for example a difference between the agent's floorplan and the title plan or right of access issues.

Conwy County Borough Council Council Tax

The council tax paid by a homeowner is based on a number of factors such as the size and character of the home and the value of the property as determined by the VOA in 1991. For instance a house in the Conwy County Borough Council area in Tax Band E would pay £1,796 per annum.

A conveyancing solicitor in Llandudno Junction will inform the buyer of the property's band once this is confirmed by the searches.

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 £1,347.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is uninhabitable.

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

Could I be overpaying council tax?

To challenge your banding contact:

Valuation Office Agency
Ty Glyder
339 High St
Ll57 1EP

In the 2016/17 financial year, 50 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Llandudno Junction properties

Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

A property buyer will usually need to pay Stamp Duty Land Tax if the home they are purchasing is valued at over £125k.

HMRC form rejections are avoided using the latest case management system.

See Stamp Duty Land Tax examples for homes in Conwy:

  Average selling price (2017) Stamp Duty
Average price £180,546 £1,110.92
Average price (detached) £236,858 £2,237.16
Average new build £222,293 £1,945.86

Stamp duty relief for first-time buyers in Llandudno Junction

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following the autumn budget statement, second home buyers have had to pay a stamp duty surcharge of 3%. For example, if a homeowner bought a second property in Llandudno Junction for the average price of £180,546 the SDLT would be £9,027.30.

Llandudno Junction conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Llandudno Junction

New build site

The potential pitfalls of leasehold property ownership are of serious concern for leasehold property purchasers. Numerous legal issues could be lying in wait for the unsuspecting buyer, including sinking fund issues, ground rent multipliers and short leases.

Poor leasehold guidance, from a conveyancer who has only ever dealt with freehold transactions, could have serious financial consequences.

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

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • dealing with freeholders
  • ground rents and service charges
  • proposed major works (Section 20 notices)

Our specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Llandudno Junction?

Building site

According to data compiled by the HM Land Registry, 5 brand new properties have been bought in Llandudno Junction in 2018 so far. The average value of Llandudno Junction new build properties is £199,760.

Buying a new build property is generally more complex than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Llandudno Junction must be mindful of local considerations and needs to check numerous things, including dealing with fast exchange timeframes and investigating issues with drains and roads that serve the property.

Our award-winning new build conveyancing team are specialists in meeting short developer deadlines and representing buyers to achieve the best outcome.

Conwy Conservation areas

When carrying out the legal work for a home in Llandudno Junction, a conveyancing solicitor will check if the property is in one of Llandudno Junction's conservation areas. If it is, the house could be affected by specific constraints. These constraints, called Article 4 Directions, could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

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

Conveyancing - Selling a property in Llandudno Junction

The legal work involved in a sale of a home is less demanding than for a property purchase. For a house purchase, the responsibility lies with the purchaser to confirm that the property is not legally defective.

When selling, conveyancing solicitors in Llandudno Junction acting for the person selling just answer the buyer's solicitor's formal enquiries.

What could go wrong?

Obstacles, like Japanese Knotweed or having a flying freehold, might protract the sale process if ignored.

It is not recommended that you put off finding a solution as solicitors are trained to unearth any such issues - a better course of action will be to talk to a professional and deal with it at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold flat or house is a great deal more time-consuming than for a freehold property.

Conveyancing solicitors in Llandudno Junction must usually carry out further legal work, including collating an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

It is recommended that you instruct a conveyancer with leasehold experience as early in the process as possible, and preferably before going on the market, to avoid undue delays.

What if you are acting for the other side?

SRA rules prevent a single conveyancing solicitor from acting on both sides in a house sale. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

You could contact a law firm in Llandudno Junction to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.


Conveyancing - Remortgaging a property in Llandudno Junction

By far the most common reason homeowners remortgage a home is to get a lower interest rate. There are also other reasons to switch lenders or mortgage deals, for example consolidating loan repayments, or getting on to a new fixed-rate deal.

Homeowners would typically benefit from a better rate earlier by using a more proactive conveyancing solicitor in Llandudno Junction, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

A property lawyer will act for both you and your new lender to certify the lender's investment is secured and the change of lender is recorded at the Land Registry.

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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