Updated: October 12, 2018

Rhyl conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Rhyl

Conveyancing solicitor fees are paid to your Rhyl conveyancing solicitor for handling the legal work for your move.

How are Rhyl conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Rhyl who will work on an hourly rate. Your conveyancing quote will explain what you will pay when your house or flat sale completes.

What are disbursements?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

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 Land Registry fees or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total Rhyl solicitor conveyancing fees be?

Conveyancing solicitor fees in Rhyl will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. utilities searches, may be necessary.

With Quittance, there are no hidden fees or nasty surprises. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, 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 Rhyl

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, a purchaser must still undertake due diligence on the property to be purchased.

A Rhyl conveyancing solicitor will offer suggestions and advice following their enquiries, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The following section examines the aspects of the buying process for conveyancing solicitors in Rhyl where greater expertise is necessary.

Your Rhyl conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like the Dudley Building Society or a large lender such as Bank of Ireland, before appointing a Rhyl conveyancing solicitor it is paramount that you confirm that they are on the approved solicitor panel of your chosen lender.

The majority of banks and building societies only accept a restricted group of legal practices. If your conveyancer is unable to act for your chosen lender, the lender will probably require a different solicitor firm to act in their interests.

The buyer will usually need to pay this alternate lawyer's costs, and the conveyancing process can take much longer.

Serious delays can occur if you fail to check your property lawyer's lender panel status.

Our solicitors are on the panel of all mortgage providers.

Conveyancing Searches (Denbighshire Council)

Residential property searches will be applied for by Rhyl conveyancing solicitors to help identify any pertinent information that could possibly have an impact on how much the property you are buying will be worth.

Mortgage lenders almost always need residential property searches to be obtained. Required searches will include:

  • Local Authority search - contains information about the property and surrounding area held by Denbighshire Council
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability owed by Rhyl properties for local parish repairs.

Homebuyers will be made aware if your chosen lender insists on any additional searches, for example a more detailed flood report or a more detailed plan search.

Denbighshire Council has an estimated processing time of 8 weeks for searches, so faster personal (as opposed to official) searches will be recommended.

Planning searches

The conveyancing solicitor acting for the buyer will obtain the Title Register from HM Land Registry. This will help to identify any planning issues. These issues could include right of access issues or outbuildings missing from the title plan.

Denbighshire Council Council Tax

Denbighshire Council calculate council tax on Rhyl homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, the occupier of a Valuation Band B home in the Denbighshire Council area would pay annual council tax of £1,210.

Rhyl conveyancing solicitors will inform the purchaser of the home's tax 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 £907.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property is uninhabitable. Property built after 1991 is assessed by the Valuation Office Agency (VOA).

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

Could you be overpaying?

In the financial year 2016/17, 20 council tax challenges were made. 20 were approved and the tax was reduced. To appeal contact:

Valuation Office Agency
Redgrave Court
Merton Road
L20 7HS

Stamp Duty on Rhyl properties

Doing the SDLT1 form yourself is confusing and not for those unfamiliar with it.

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125k.

Quittance Conveyancing's specialist post-completion team will ensure that the convoluted SDLT1 form is completed and submitted to HMRC without delay.

See table below for SDLT examples for properties in Rhyl:

  Average selling price (2017) Stamp Duty Land Tax
Average price £138,706 £274.12
Average price (detached) £159,539 £690.78
Average new build £181,202 £1,124.04

Stamp duty relief for first-time buyers in Rhyl

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. E.g. if a second property was bought for £138,706 then the SDLT including the surcharge would be £6,935.30. .

Conveyancing solicitors in Rhyl should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Rhyl

New build site

The pitfalls associated with purchasing a leasehold flat in the UK are frequently reported in the press. The many potential traps awaiting an uninformed purchaser can include increasing ground rents and undisclosed major works.

Incomplete leasehold information, delivered by an inexperienced lawyer, could have serious financial consequences.

If you intend to buy a property with a lease, a competent conveyancing solicitor in Rhyl will consider potential leasehold issues, for example service charge records from the last three years, share of freehold complexity and dealing with freeholders.

Ensure that you are aware of all the potential issues and costs associated with the lease - You can call our leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Rhyl?

New build building site

The average purchase price of new build properties in Rhyl is £254,950, based on data from HMLR. 1 newly-constructed homes have been bought in Rhyl in 2018 so far.

Buying a new build property can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Rhyl must be aware of both region-specific factors and also must check a range of issues, such as advising on mortgage offer flexibility for delayed completion and verifying rights of easements.

Our team of conveyancers specialise in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.

Conservation areas in Denbighshire

Your conveyancing solicitor will need to check whether the property you are buying is in one of Rhyl's conservation areas. If it is, the property is affected by constraints. Referred to as Article 4 directions, these building controls may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

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

Conveyancing - Selling a property in Rhyl

The legal process for a sale of a home is less demanding than when buying. The purchaser does a detailed investigation into the property. Conveyancing solicitors in Rhyl acting for the vendor mostly just collates requested paperwork (e.g. warranties and certificates) and answers the buyer's questions .

What can you do to help your sale go through?

Obstacles, such as Japanese Knotweed, might hinder a transaction if they are ignored.

It is better not to hide from the issue, hoping the issue will fix itself. Instead, seek out professional help and attempt to resolve it as soon as you can.

Further reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The legal work for a leasehold property is significantly more specialised than it is for a freehold home.

Conveyancing solicitors in Rhyl will also perform extra work, for example obtaining the managing agent pack, through to looking into potential forfeiture proceedings.

To speed up the leasehold conveyancing process, it is recommended that the vendor contacts a leasehold specialist as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for both sides?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a house sale. Conveyancers who are regulated by the CLC, however, can act for both sides.

You could instruct a property solicitor firm in Rhyl to carry out your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Rhyl conveyancing solicitor directory

  • PSR Solicitors Ltd, Wellington House, 22 Wellington Road, Rhyl, Clwyd, LL18 1BG
  • Edward Hughes, 29-31 Kinmel Street, Rhyl, Conwy, LL18 1AH
  • The Rhyl Little Theatre Ltd, The Little Theatre, Vale Road, Rhyl, Conwy, LL18 2BS

Conveyancing - Remortgaging a property in Rhyl

Securing a better rate is usually the main reason why people remortgage. There are other reasons, for example the current mortgage deal coming to an end, or borrowing more to help pay for an extension.

A proactive conveyancing solicitor in Rhyl will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

Your property lawyer needs to be able to act for your new bank or building society. Our conveyancing team are panel members of all major banks and building societies. So no matter whether you are changing to a flexible mortgage with Bradford & Bingley or to a fixed-rate mortgage with the Allied Irish Bank, 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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