Updated: October 12, 2018

St Asaph conveyancing solicitor fees and costs

No Move, No Fee conveyancing in St Asaph

Conveyancing solicitor fees are the amounts you pay your St Asaph conveyancing solicitor for the legal work for a home sale or purchase.

Do St Asaph conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in St Asaph who will work on an hourly rate. Your conveyancing quote will explain what fees you will need to pay when your house or flat sale completes.

What are disbursements?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as property searches or TT fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in St Asaph cost?

Though conveyancing fees in St Asaph will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, council search fees will vary and specific extra searches, such as transport searches, may be necessary.

For a standard sale or purchase, the fees we quote are the fees 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 considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in St Asaph

The conveyancing for a property purchase will require the conveyancing solicitor in St Asaph to consider a wide range of issues. Examples of such issues are technical problems relating to the property title and historic flooding affecting the mortgageability of the home.

The buyer's solicitor will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), help with resolving any problems and confirm that the legal title passes to the new owner.

The following sets out advice for buyers looking for conveyancing solicitors in St Asaph.

Your St Asaph conveyancing solicitor must be lender-approved

Homebuyers can select from a wide range of mortgage providers, from a large lender such as Lloyds Bank, to a less common mortgage lender like the Harpenden Building Society. Before selecting a conveyancing solicitor in St Asaph, it is paramount that you confirm that they can act in the interests of your mortgage lender.

Most mortgage lenders only accept a restricted list (called a 'lender panel') of law firms. If your solicitor is unable to act for your mortgage lender, the lender will require a different solicitor firm to complete the legal work.

The home buyer will then have to cover this substitute lawyer's costs and the conveyancing process could take much longer.

Failing to check your property solicitor's lender panel status can frustrate the process.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage providers.

Property Searches (Denbighshire Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by St Asaph conveyancing solicitors to identify issues affecting the property being purchased.

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

Further searches, such as a highways search or an agricultural search, may also be recommended in the standard search results.

Denbighshire Council has an approximate turnaround time of 8 weeks for Local Authority searches, so it will be worth using a faster private search company.

Planning documents

Official Entries (or 'office copies') will also be applied for from HMLR by the conveyancing solicitor acting for the purchaser, assisting with the identification of any planning issues. These issues could include errors on the title plan or restrictions that limit alterations.

Denbighshire Council Council Tax

Denbighshire Council calculate your council tax based on a variety of factors that include the size of the home and the value of the home as determined by the VOA in 1991. For example, for an average Band B home in St Asaph, the council tax would be £1,210.

Conveyancing solicitors in St Asaph will inform the buyer of the property's band as soon as they are made aware.

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 (25%) would reduce the tax due to £907.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee.

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 dispute my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 20 saw a subsequent reduction. To challenge your banding contact:

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

Stamp Duty on St Asaph properties

After a home sale has completed, the buyer's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

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

Quittance Conveyancing's investment in the latest state-of-the-art case management system means that HMRC filing complications and objections are a thing of the past.

See examples for typical local properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £202,122 £1,542.44
Average price (detached) £245,673 £2,413.46
Average new build £222,444 £1,948.88
If you already own another home (including outside the UK)you will be subject to a 3% surcharge. E.g. if a second home was bought for £202,122 then the stamp duty including the surcharge would be £10,106.10. .

Stamp duty relief for first-time buyers in St Asaph

In November 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000.

Conveyancing solicitors in St Asaph should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in St Asaph

New build site

Purchasing a leasehold property if you are unaware of the implications can be fraught with risk. Numerous technical issues may be awaiting an uninformed purchaser, such as doubling ground rents and marriage value issues.

Inaccurate leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

A experienced conveyancing solicitor in St Asaph will consider potential leasehold issues, including :

  • reviewing the lease
  • managing agent or landlord enquiries
  • current-year service charge estimates
  • sub-let or tenanted flats

Quittance Conveyancing's specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in St Asaph?

Building site

18 new build homes were purchased in St Asaph last year, based on data published by HMLR. The average cost of St Asaph new build properties is £222,444.

Acquiring a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in St Asaph must be conscious of both region-specific factors and also should consider a range of factors, like handling deposits and administering Help to Buy purchases.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal status of the property, with a close eye on factors ranging from problematic leasehold terms to potential freehold acquisition traps.

Denbighshire Conservation areas

If you are intending to purchase a house in one of St Asaph's conservation areas, the property must not breach any conservation area conditions. These restrictions, referred to as Article 4 Directions, could include a range of factors from restrictions on the removal of chimneys, to restrictions on the use of cladding.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in St Asaph

The legal side of a sale of a house or flat is more straightforward than when buying. When property changes hands, the burden is solely on the buyer to ensure that the property's title is mortgageable and free from legal issues.

Conversely, when selling, conveyancing solicitors in St Asaph acting for the seller need only respond to any enquiries made by the buyer's solicitor.

What could jeopardise your sale?

A property can be burdened by a series of problems (for example missing planning regulations or chancel repair liability) that might delay a purchase for several weeks.

It is not recommended that you put off finding a solution, waiting to see if the problem is discovered. Instead, you should get advice and work to resolve it promptly.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat or house is much more protracted than for a more straightforward freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in St Asaph, for example getting the latest service charge and ground rent statement or any documentation relating to forfeiture proceedings.

To help mitigate the delays involved in selling a leasehold house or flat, it is recommended that the vendor contact a lawyer as soon as possible, potentially before putting the property on the market,.

Can Quittance conveyancers act for both the buyer and the seller of the same property?

Solicitors Regulation Authority rules restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a house or flat in St Asaph, and we are acting for the other side, you may wish to contact a property solicitor firm in St Asaph to carry out your conveyancing.

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Conveyancing - Remortgaging a property in St Asaph

The main reason people remortgage a home is to lower their monthly repayments. There are any number of other reasons to think about remortgaging, including releasing capital, or moving to an offset mortgage.

A proactive conveyancing solicitor in St Asaph can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

Your property lawyer should also be able to act for the new mortgage lender. Quittance Conveyancing are on all major UK lenders' panels, so whether you are changing to a cashback mortgage with Santander or to a capped-rate mortgage with the Monmouthshire Building Society, our remortgage team can assist.

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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