Updated: October 12, 2018

Pwllheli conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Pwllheli

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Pwllheli for the legal work associated with buying or selling a property.

Are Pwllheli conveyancing fees and costs fixed?

Our conveyancing solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Pwllheli who carry out the legal work on an hourly-rate basis. Your conveyancing quote will explain what you will pay when your property transaction has completed.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as property searches or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Pwllheli cost?

Pwllheli conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, e.g. transport searches, may be needed and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. To calculate your conveyancing fees, 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 Pwllheli

Caveat emptor, meaning 'let the buyer beware', was a key part of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, it is still the duty of a buyer's solicitor to investigate their intended purchase.

The Pwllheli conveyancing solicitor will offer suggestions and advice once their enquiries are complete, offer practical solutions and register the new owner's title at the Land Registry.

The content below examines those residential property types which may involve additional risk for people who want conveyancing solicitors in Pwllheli for a purchase.

Your Pwllheli conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Barclays Bank, the Barnsley Building Society or any other lender, before you instruct a Pwllheli conveyancing solicitor it is very important that you make sure that they are on the panel of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some banks and building societies will only accept a select panel of legal firms that pass strict standards.

If this is the case, the lender will likely require a second solicitor firm to complete the legal work, and you will usually need to pay this substitute lawyer's fees. The additional work can mean the process takes much longer.

Failing to confirm the lender panel status of your conveyancing solicitor could mean serious delays.

Our conveyancing solicitors are approved to act for all mortgage lenders.

Gwynedd Council searches and other searches

Residential property searches are questions submitted to public bodies by Pwllheli conveyancing solicitors to give details about the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Your conveyancer will tell you if your chosen lender insists on any additional searches, for example a Crossrail search or a more detailed plan search.

Gwynedd Council has an average turnaround time of 14 weeks for Residential property searches. Your conveyancer will recommend using a faster search agent.

Planning searches

The buyer's conveyancing solicitor also obtains the Title Register from HM Land Registry. This will help to highlight any issues, such as limits on the development of the property or a difference between the agent's floorplan and the title plan.

Gwynedd Council Council Tax

Council tax is calculated by Gwynedd Council on property value and the number of people living in the property. For example, a property in the Gwynedd Council area in Tax Band D would pay £1,601 per annum.

Pwllheli conveyancing solicitors will inform a purchaser of the property's 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 £1,201.

Other discounts and exemptions could also apply, for example 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 owned by a charity and is unoccupied.

Band Gwynedd Council Tax (2018)
A £1,067
B £1,245
C £1,423
D £1,601
E £1,957
F £2,313
G £2,668
H £3,202
I £3,736

Can I appeal against my band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ty Glyder
339 High St
Ll57 1EP

In 2016/17, 50 council tax challenges were made, and 30 saw a subsequent reduction.

Stamp Duty on Pwllheli properties

The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

The threshold for Stamp Duty Land Tax for a property is £125k.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See stamp duty examples for properties in Pwllheli:

  Average sale price (2017) SDLT
Average price £249,120 £2,482.40
Average price (detached) £317,768 £5,888.40
Average new build £391,643 £9,582.15
Following the autumn budget statement, second home buyers have had to pay an SDLT surcharge of 3%. E.g. if a second property was bought for £249,120 then the stamp duty including the surcharge would be £12,456.00. .

Stamp duty relief for first-time buyers in Pwllheli

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Pwllheli conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Pwllheli

New build site

The potential pitfalls of leasehold property ownership are a worry for buyers of leasehold property. Numerous legal complications could be awaiting an uninformed purchaser, such as reversionary interests and ground rent multipliers.

Serious consequences can result from an inexperienced solicitor's inaccurate leasehold advice.

If you intend to purchase a house or flat with a lease, a specialist conveyancing solicitor in Pwllheli will address aspects of leasehold, e.g. :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with freeholders
  • possible service charge shortfalls
  • changes to the terms of the lease
  • leases approaching 80 years remaining

Make sure that you are fully-informed regarding your planned purchase with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Pwllheli?

House being built

The average value of Pwllheli new build properties is £391,643. 14 new build homes were purchased in Pwllheli last year.

The legal work for purchasing a new build is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a conveyancing solicitor in Pwllheli must be mindful of both region-specific factors and also will need to report to clients on a number of issues, e.g. dealing with failures to arrange warranty provider inspections and dealing with incomplete service connection agreements.

Our award-winning new build team are experts in working to developer exchange timeframes and new build purchases.

Gwynedd Conservation areas

Moving to a conservation area-protected street usually means that the local character will be preserved. However, conservation area constraints will affect your property.

Referred to as Article 4 directions, these building controls could include anything from restrictions on the display of advertisements, to restrictions on painting external walls.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.

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

Conveyancing - Selling a property in Pwllheli

The legal work involved in a sale of a home is much simpler than when buying. With a property purchase, the principle of 'buyer beware' means that the onus is solely on the buyer to confirm that the title of the property is legally sound.

On the other hand, when selling, conveyancing solicitors in Pwllheli acting for the person selling effectively just answer the purchaser's enquiries.

Factors that could delay or endanger your home sale

A property will frequently have many legal problems (such as having right or way issues (such as being landlocked)) that have the capacity to prolong a purchase for weeks or even months.

It is almost always recommended for vendors to handle any such problems without delay.

Recommended reading:

Read more helpful advice for sellers here.


Conveyancing for a leasehold flat (leasehold houses are not common) is much more protracted than for a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Pwllheli, including getting the latest service charge and ground rent statement or a copy of any health and safety assessment for the common parts.

A seller should plan to instruct a property lawyer as soon as the property is marketed, if not before, to reduce leasehold-related delays.

Can your conveyancing solicitors act for both sides?

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

You could contact a local Pwllheli conveyancing solicitor firm to handle your legal work, if we are doing the legal work for the other side.

Local Pwllheli conveyancing solicitor directory

  • Martin and Associates, 33 High Street, Pwllheli, Gwynedd, LL53 5RT
  • Robyns Owen, 36 High Street, Pwllheli, Gwynedd, LL53 5RY
  • Breese Gwyndaf, 26 Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE
  • Parry Davies Clwyd Jones & Lloyd LLP, 22 Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE

Conveyancing - Remortgaging a property in Pwllheli

People remortgage for a variety of reasons, for example releasing funds to help kids get on the property ladder, or getting onto a longer fixed-rate term. By far the most common reason, however, is to get a more affordable interest rate.

A proactive conveyancing solicitor in Pwllheli can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can play a key role in securing your preferred rate.

It is critical that your property lawyer can also act for your preferred mortgage provider. Our conveyancers are on the panel for all major lenders, so no matter whether you are moving to a lifetime tracker mortgage with the Bank of Scotland or to a repayment mortgage with the Yorkshire Building Society, we 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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