Updated: October 12, 2018

Llangollen conveyancing solicitor fees

No Move, No Fee conveyancing in Llangollen

Conveyancing solicitor fees are paid conveyancing solicitors in Llangollen for the legal work involved in moving home.

Are Llangollen conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Llangollen who will work on an hourly rate. Your conveyancing quote will set out what you will pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

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

See: A guide to all conveyancing fees

How much will the total Llangollen solicitor conveyancing fees be?

Though conveyancing fees in Llangollen will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Llangollen

The legal work for the purchase of a house or flat requires the conveyancing solicitor in Llangollen to consider a wide range of issues. Examples of such factors are defective property title (e.g. grant of reservation of rights) and the future saleability of the property.

The buyer's property lawyer will report their findings back to the purchaser, deal with any legal issues and register the title in the new owner's name.

This section of the article considers those areas of the legal process for conveyancing solicitors in Llangollen requiring a deeper level of knowledge.

Your Llangollen conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from TSB, Coutts Finance or any other lender, before you select a Llangollen conveyancing solicitor it is critical that you make sure that they are on the panel of your lender.

Most banks and building societies are only happy to work with a select group (often referred to as a 'panel') of legal practices. If a conveyancer is unable to act for your lender, the lender will need an alternative solicitor firm to complete the legal work.

The purchaser will then have to cover this alternate solicitor's fees and significant delays to your move could occur.

Failing to check your lawyer's lender panel status can mean significant delays.

Our solicitors can act for all mortgage lenders.

Property Searches (Denbighshire Council)

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Llangollen conveyancing solicitors to help to identify problems that could affect the value of your home.

Mortgagees also expect certain searches to be applied for. Required searches will include:

  • Local Authority search - covers 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 search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a tin mining search or a geological search, may also be referred to following the initial searches.

The estimated lead time for Local Authority searches delivered by Denbighshire Council is 8 weeks, so faster personal searches will be recommended.

Planning permissions

Your conveyancing solicitor also retrieves an 'Official Copy of the Title Register' from HMLR, helping to identify any planning issues, for example limits on the development of the property or discrepancies between the property boundaries and the title plan.

Denbighshire Council Council Tax

Denbighshire Council calculate council tax on Llangollen homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Valuation Band D house in Llangollen, the council tax amount would be £1,555.

Llangollen conveyancing solicitors will inform a purchaser of the property's band once they are made aware.

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 £1,167.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or if the property is occupied by someone who is seriously mentally impaired. Property constructed after 1991 is assessed by the Valuation Office Agency.

Band Denbighshire Council Tax (2018)
A £1,037
B £1,210
C £1,383
D £1,555
E £1,901
F £2,247
G £2,592
H £3,111
I £3,629

Can I challenge my council tax band?

The Valuation Office Agency should reassess a property's band on request. To appeal contact:

Valuation Office Agency
Regent House
Regent St
Wrexham
Clwyd
Wales
LL11 1PR

Stamp Duty on Llangollen properties

Doing the SDLT1 form yourself is difficult and not for the uninitiated.

SDLT will almost always need to be paid if the property being purchased is valued at over £125,000.

Quittance's investment in the latest case management software means that HMRC filing late filing penalties are a thing of the past.

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

  Average selling price (2017) Stamp Duty
Average price £203,019 £1,560.38
Average price (detached) £277,285 £3,864.25
Average new build - -
Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. So if a second property was bought for £203,019 then the stamp duty total will be £10,150.95.

Stamp duty relief for first-time buyers in Llangollen

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 with reduced rates up to £500,000.

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

Buying a flat? Leasehold conveyancing in Llangollen

New build site

Purchasing a leasehold home without knowing what you are getting into can be fraught with risk. The numerous common problems awaiting the unsuspecting buyer can include:

  • sub-letting restrictions
  • unreasonable ground rents
  • unreasonable managing agent fees
  • unreasonable lease extension premiums
Misguided leasehold advice, from a property lawyer with limited leasehold experience, can have costly, long-term consequences.

A expert conveyancing solicitor in Llangollen will consider potential leasehold issues, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • dealing with freeholders
  • service charge records from the last three years
  • rights issues

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Llangollen?

New build site

- brand new properties -, according to the Land Registry. The average sale price of new build property in Llangollen is -.

A new-build conveyancing solicitor in Llangollen must be aware of local Llangollen considerations and new build's additional complexities, such as confirming building regulation compliance and investigating developer incentives.

Our highly qualified team of new build conveyancers are specialists in helping the buyer get the best possible purchase terms and working to tight developer deadlines.

Denbighshire Conservation areas

If you are intending to purchase a property in one of Llangollen's conservation areas, the property must not breach any conservation area constraints. These constraints may include anything from restrictions on the addition of cladding, to a prohibition on roof terraces.

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.

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

Conveyancing - Selling a property in Llangollen

The conveyancing process on a sale of a house or flat is much simpler than for a purchase. For a house purchase, the burden is on the buyer to satisfy themselves that the home they are buying does not have any legal issues.

In contrast, for a sale, conveyancing solicitors in Llangollen acting for the current owner only need to answer the buyer's solicitor's questions.

How to minimise the risk of your sale falling through

A home will frequently have issues (such as having right or way issues (such as being landlocked) or not being registered at the Land Registry) that have the capacity to frustrate the conveyancing process for several weeks.

It is almost always advisable that vendors face such issues head on and fix them.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat (leasehold houses are uncommon) is a great deal more complex in comparison with a freehold house.

Llangollen conveyancing solicitors must usually carry out further legal work. This can involve applying for the managing agent pack, through to insurance premium details accounts.

To accelerate the handling of the leasehold work, it is recommended that you instruct a property lawyer with leasehold experience as soon as possible.

Can Quittance conveyancers act for both sides?

SRA regulations ban the same solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.

You may want to instruct a property solicitor firm in Llangollen to carry out your legal work, if a Quittance solicitor is doing the legal work for the other side.

Local Llangollen conveyancing solicitor directory

  • GHP Legal, The Old Bank, Berwyn Street, Llangollen, Clwyd, LL20 8ND
  • Barry Ashton, 21 Bridge Street, Llangollen, Denbighshire, LL20 8PF
  • Robert D.williams Limited, The Malthouse, Regent Street, Llangollen, Conwy, LL20 8HS

Conveyancing - Remortgaging a property in Llangollen

The most common reason people remortgage a home is to get a more affordable interest rate. There are a number of other reasons to think about remortgaging, such as releasing funds to help pay for home improvements, or switching from interest-only to repayment.

Homeowners should be able to enjoy a lower rate sooner with a more proactive conveyancing solicitor in Llangollen. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting on to the rate you want.

In order to certify that the parties' interests are protected, a property lawyer will need to act for both you and the mortgage provider.

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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