Updated: October 12, 2018

Mold conveyancing solicitor fees

No Move, No Fee conveyancing in Mold

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

Do Mold conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Mold work on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.

What are disbursements?

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

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as local authority searches or office copies and title plans.

See: How much should conveyancing fees cost?

How much will conveyancing in Mold cost in total?

Although conveyancing fees in Mold will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, specific extra searches, e.g. a flooding search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Mold

As a key part of the conveyancing for a property purchase, a conveyancing solicitor in Mold will look into the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

The buyer's lawyer will give advice following their enquiries, help to fix or resolve any legal issues and ensure the title is transferred to the new owner.

This article offers advice to assist buyers searching for conveyancing solicitors in Mold.

Your Mold conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a less common mortgage lender like the Buckinghamshire Building Society, to a large lender such as NatWest. Before you choose a conveyancing solicitor in Mold, whoever you choose, it is vital that you check that they can represent your mortgage lender.

The majority of lenders only accept a restricted panel of firms. If a conveyancer is unable to act for your mortgage lender, the lender will likely need a different law firm to carry out the legal work.

The buyer will be expected to pay this alternative lawyer's fees and significant delays to your move could occur.

Significant delays can result from failing to confirm your property solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Flintshire County Council searches

Residential property searches are applied for by Mold conveyancing solicitors in order to identify planning, development and environmental issues that might potentially undermine the value of the property you intend to buy.

Searches are firstly carried out to satisfy lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be notified if your chosen lender needs any more searches, such as a Crossrail search or a commons registration search.

Buyers can expect a lead time of approximately 13 weeks for searches delivered by Flintshire County Council. Your conveyancer will alternatively recommend using a faster search agent.

Finding planning permissions

The conveyancing solicitor acting for the buyer will source the Title Register from HMLR. This will help to identify planning issues, such as that a restrictive covenant has been breached or discrepancies with the filed plan.

Flintshire County Council Council Tax

The council tax paid by a homeowner is based on a number of factors which include the size and character of the home and the value of the property. For instance the occupier of a Band D residential property in the Flintshire County Council area would pay annual council tax of £1,480.

A conveyancing solicitor in Mold will inform the buyer of the property's 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 £1,110.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or where the property is a hall of residence.

Band Flintshire County Council Tax (2018)
A £987
B £1,151
C £1,316
D £1,480
E £1,809
F £2,138
G £2,467
H £2,961
I £3,454

Can I lower my band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

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

Stamp Duty on Mold properties

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable. It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

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

See Stamp Duty Land Tax examples for homes in Flintshire:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £174,096 £981.92
Average price (detached) £243,207 £2,364.14
Average new build £223,959 £1,979.18

Stamp duty relief for first-time buyers in Mold

In November 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Mold for the average price of £174,096 the SDLT would be £8,704.80.

Conveyancing solicitors in Mold will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Mold

New build site

Buying a leasehold property if you don't know what you are getting into can be risky. Numerous technical obstacles may be awaiting an uninformed buyer, including unreasonable ground rents, onerous clauses in the lease and unreasonable managing agent fees.

Severe consequences can result from a less-experienced lawyer's bad leasehold advice.

If you are planning to purchase a leasehold home, a experienced conveyancing solicitor in Mold will consider potential leasehold issues, such as service charges, flats in the same block with disparity between their leases and dealing with freeholders and managing agents.

Our leasehold conveyancing solicitor team will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Mold?

New build building site

According to data gathered by the HM Land Registry, 5 new build homes have been bought in Mold in 2018 so far. The average purchase price of Mold new build homes is £223,959.

A new-build conveyancing solicitor in Mold will need to be aware of regional factors and new build-specific issues, like dealing with fast exchange timeframes and checking planning conditions have been fulfilled.

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

Flintshire Conservation areas

Purchasing property in a conservation area can ensure that the neighbourhood is protected from noticeable change. However, conservation area building controls will affect your home.

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

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

If a property is in breach, you could be required by the local planning authority to return the home to its earlier condition, even if the changes were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Mold's conservation areas.

Conveyancing - Selling a property in Mold

The legal side of a sale of a home is generally simpler than when purchasing. The buyer needs to carry out a full legal review into the property. Conveyancing solicitors in Mold acting for the vendor effectively just answers the buyer's questions.

What could put your sale at risk?

Common hurdles, such as an issue with noisy neighbours, might slow or frustrate your home move if not dealt with promptly.

It is usually recommended for vendors to handle these issues without delay.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is much more protracted than for a more straightforward freehold house.

Mold conveyancing solicitors will also perform extra work, including getting an up-to-date service charge statement, through to details of any consents for alterations.

So as to resolve any leasehold-related issues sooner, it is strongly advised that the vendor contact a lawyer as early as possible.

Can Quittance conveyancers act for the buyer and the vendor of the same house?

CLC-regulated conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a Mold home, and a Quittance solicitor is acting for the other side, you could instruct a property solicitor firm in Mold to carry out your legal work.

Local Mold conveyancing solicitor directory

  • Gamlins Law Limited, Cambrian Chambers, Earl Road, Mold, Conwy, CH7 1AJ
  • Richard Stephen Davies, 62 New Street, Mold, Clwyd, CH7 1NZ
  • The Jones Partnership, St Marys Chambers, 87 High Street, Mold, Clwyd, CH7 1BQ
  • Celtic Law Limited, Unit 25, Mold Business Park, Wrexham Road, Mold, Conwy, CH7 1XP

Conveyancing - Remortgaging a property in Mold

Benefitting from a better rate of interest to reduce monthly expenses is generally why homeowners remortgage. There are other reasons, such as consolidating debts, or wanting to overpay when the lender refuses.

Homeowners would typically benefit from a better rate earlier by using a more efficient conveyancing solicitor in Mold. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

It is crucial that the property lawyer handling your remortgage can also act for your new mortgage provider. Our conveyancing team are on all major lenders' panels, so whether you are moving to an interest-only mortgage with the Bank of Scotland or to a fixed-rate mortgage with the Hinckley and Rugby Building Society, our remortgage specialists can help.

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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