Award-winning No Move, No Fee conveyancing for Prestatyn home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance Conveyancing offer 100% fixed conveyancing fees, and our focus on better communication between all parties means you will always be kept in the loop about the legal side of your move.
Every year our property lawyers deliver a highly recommended No Sale, No Fee service to residential property buyers and sellers looking for conveyancing solicitors in Prestatyn and throughout Denbighshire.
If, for whatever reason, your move does not complete our no move no fee service means you will not have to pay any conveyancing solicitors' legal fees.
Prestatyn's most communicative conveyancing service
50% of those who participated in a survey commissioned by InfoTrack complained about poor solicitor communication.
The official bodies of Prestatyn property solicitors are particularly concerned with promoting better communication standards, and the consumer service directives of the Council for Licensed Conveyancers and the Conveyancing Quality Scheme (CQS) explicitly reference better communication standards.
Nevertheless, according to a Conveyancing Association-commissioned survey, 43191 of conveyancing transactions collapsed as the result of inadequate communication.
Keeping you in the loop
Our Prestatyn conveyancing solicitors aim to deliver to you a dedicated and proactive conveyancing service by phone, email and via online case management, every day of the week:
- Lowest Prestatyn conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
- Your conveyancing lawyer's personal extension numbers
- Regular updates by your preferred contact method (including SMS, phone and email)
- Powerful case handling technology
Updated: October 12, 2018
Prestatyn conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Prestatyn
Conveyancing solicitor fees will be paid to your Prestatyn conveyancing solicitor for carrying out the legal work for a property transaction.
Do Prestatyn conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Prestatyn will work on a cost per hour basis. Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote will set out exactly what you will be charged when your property transaction has completed.
Are there any other costs?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
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. These include costs like bankruptcy searches or identity verification checks.
How much will the total conveyancing fees in Prestatyn cost?
Conveyancing fees in Prestatyn should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a flood plain search, may be necessary and Local Authority Search fees can vary.
With Quittance, there are absolutely no hidden fees. 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
Conveyancing - Buying a property in Prestatyn
Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and a purchaser must still undertake due diligence on the property to be purchased.
The Prestatyn conveyancing solicitor will make recommendations following their enquiries, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.
This section considers the types of residential property that may carry risks for people looking for conveyancing solicitors in Prestatyn for a purchase.
- Conveyancing solicitors in Denbigh
- Conveyancing solicitors in Rhyl
- Conveyancing solicitors in St Asaph
- Conveyancing solicitors in Denbighshire
Your Prestatyn conveyancing solicitor must be lender-approved
Before appointing a conveyancing solicitor in Prestatyn, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are getting a mortgage from Ulster Bank, RBS or any other lender.
Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders only accept a selected list (their 'panel') of firms.
In this case, the lender will likely require an alternative law firm to act in their interests, and you will then have to cover this second solicitor's fees. Adding another solicitor to the process can delay the whole purchase.
Our solicitors are on the panel of all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Denbighshire Council)
Property searches are questions asked of various bodies by Prestatyn conveyancing solicitors to identify issues affecting your new home.
Mortgagees also need conveyancing search packs to be purchased. Required searches will include:
- Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
- Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - some Prestatyn property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
Your lawyer will notify you if your mortgage lender requires any additional searches, for example a highways authority search or a disadvantaged area search.
The average processing time for conveyancing searches ordered from Denbighshire Council is 8 weeks, so quicker regulated searches will be recommended.
Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the buyer. This will help to expose potential planning issues. Examples of these include neighbours' rights of access or errors on the title plan.
Denbighshire Council Council Tax
Council tax is calculated by Denbighshire Council on property value and the number of people living in the property. The occupier of a property in Tax Band B, for example, would owe annual council tax of £1,210.
A conveyancing solicitor in Prestatyn will inform a purchaser 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 £907.
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 the property is a 'granny annexe'. The Valuation Office Agency assign council tax bandings for new homes, and where the owner has requested a revaluation.
|Band||Denbighshire Council Tax (2018)|
Could I be overpaying council tax?
A homeowner can apply for their property to be reassessed. The band could be revised up as well as down. To appeal contact:
Valuation Office Agency
Stamp Duty on Prestatyn properties
If the purchase price of the house you intend to buy is over the £125,000 threshold, you must pay stamp duty. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.
Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.
The following table illustrates Stamp Duty Land Tax examples for properties in Prestatyn:
|Average selling price (2017)||SDLT|
|Average price (detached)||£187,418||£1,248.36|
|Average new build||£215,062||£1,801.24|
Stamp duty relief for first-time buyers in Prestatyn
Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. For example, if a property owner bought a second property in Prestatyn for the average price of £156,739 the SDLT would be £7,836.95.
Prestatyn conveyancing solicitors will ensure their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Prestatyn
Purchasing a leasehold property is not as straightforward as buying a freehold property. There are many legal issues that may be lying in wait for an uninformed purchaser, including:
- incomplete management company accounts
- spiralling ground rents
- onerous clauses in the lease
A competent conveyancing solicitor in Prestatyn will consider possible leasehold issues, e.g. reviewing the lease itself (leases can be 10's or even 100's of years old), dealing with freeholders and managing agents and service charges, ground rents and buildings insurance arrangements.
Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Prestatyn?
8 new build houses and flats were purchased in Prestatyn last year, according to Her Majesty's Land Registry. The average cost of a new build property in Prestatyn is £215,062.
The legal side of buying a new build home is frequently more involved than other types of conveyancing. To avoid potential problems a Prestatyn conveyancing solicitor must be aware of local Prestatyn factors and needs to check numerous things, e.g. handling unreasonable delays and confirming right of way over drains and sewers.
With Quittance Conveyancing, you will get an expert appraisal of the legal title of the property, with a close eye on factors ranging from the home's subsequent mortgageability to an assessment of other risks, such as regional infrastructure development.
Conservation areas in Denbighshire
Moving into a conservation area should mean that the street's character will not drastically alter. However, conservation area building controls will affect your property.
These constraints, called Article 4 Directions, could include:
- Limits on roof terraces
- Restrictions on dormer windows
- Needing consent to alter doors and guttering
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Prestatyn's conservation areas.
Conveyancing - Selling a property in Prestatyn
Conveyancing for a house sale is normally less troublesome than when buying. The purchaser will carry out a full legal review on the legal title of your home. In contrast, conveyancing solicitors in Prestatyn acting for the vendor merely collates requested paperwork (e.g. warranties and certificates) and answers the purchaser's enquiries .
What could jeopardise your sale?
A house or flat will often come with a broad spectrum of problems (e.g. a historical dispute with a freeholder or having previously suffered from a flood event) that have the capacity to draw out a sale for weeks (or worse).
Don't put off finding a solution, hoping the issue will fix itself. The best course of action is to speak to an expert, square up to the issue(s), and find a solution as soon as you can.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
Read more helpful advice for sellers here.
Selling a leasehold property
The conveyancing process for a leasehold flat or house is significantly more complicated compared to a freehold house.
Leasehold complexity involves additional work on the part of conveyancing solicitors in Prestatyn, which could include requesting an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.
It is highly recommended that you instruct a conveyancer as soon as possible, and ideally before marketing the property, to mitigate leasehold delays.
What if Quittance is already acting for the other side?
SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.
If you are buying or selling a Prestatyn property, and one of our conveyancing solicitors is carrying out the legal work for the other side, you could contact a local Prestatyn conveyancing solicitor firm to handle your legal work.
Local Prestatyn conveyancing solicitor directory
- D K Macbryde & Co, 4 Nant Hall Road, Prestatyn, Conwy, LL19 9LH
- G Lloyd Jones & Co, 83 High Street, Prestatyn, Clwyd, LL19 9AP
- Clement Hughes & Co, 4 Maes Y Groes, Prestatyn, Clwyd, LL19 9DB
- Mackenzie Jones Solicitors Limited, Prior House, 129 High Street, Prestatyn, Denbighshire, LL19 9AS
Conveyancing - Remortgaging a property in Prestatyn
People remortgage their home for a number of reasons, such as wanting to borrow more, or getting on to a new fixed-rate deal. By far the most common reason, however, is to get a better interest rate.
Homeowners can benefit from a lower rate faster by using a more efficient conveyancing solicitor in Prestatyn. They will work to reduce the processing time of the conveyancing. With the future of interest rates uncertain, fast conveyancing can be a critical factor in getting the mortgage rate you want.
The property lawyer handling the remortgage should also be able to act for your chosen bank or building society. Quittance Conveyancing are on all major UK lenders' panels, so no matter whether you are moving to a lifetime tracker mortgage with Bradford & Bingley or to a capped-rate mortgage with the Skipton Building Society, Quittance can help.
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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