Updated: October 12, 2018

Wrexham conveyancing solicitor fees

No Move, No Fee conveyancing in Wrexham

Conveyancing solicitor fees are the charges you pay to your Wrexham conveyancing solicitor for handling the legal work for your move.

Are Wrexham conveyancing fees and costs fixed?

Some conveyancing solicitors in Wrexham carry out the legal work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your quote sets out what you will be charged when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like office copies or Land Registry fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Wrexham cost?

Wrexham conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. transport searches, may be necessary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Wrexham

The conveyancing for the purchase of a house or flat will require a conveyancing solicitor in Wrexham to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. adverse possession) to problems affecting the mortgageability (e.g. proximity to mining works).

The buyer's lawyer will report their findings back to the purchaser and their mortgage lender, offer practical solutions and make sure that the title is registered in the name of the new buyer.

This article considers elements of the legal process for conveyancing solicitors in Wrexham that warrant specialised skills.

Your Wrexham conveyancing solicitor must be lender-approved

Before you select a conveyancing solicitor in Wrexham, you need to check that they are on the panel of your lender, whether you are taking out a mortgage from Ulster Bank, the Royal Bank of Scotland (RBS) or any other lender.

A lot of banks and building societies will only accept a selected list (known as a 'lender panel') of solicitors or licensed conveyancers that meet strict criteria. If a solicitor is not on the panel of your lender, the lender will require a second solicitor firm to act in their interests.

The borrower will be expected to pay this second lawyer's costs and significant delays to your move could occur.

Long delays can arise if you do not confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors are on the panel of all mortgage lenders.

Wrexham County Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by Wrexham conveyancing solicitors to help uncover relevant information about your new home.

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

More pertinent searches, such as a radon gas search or a disadvantaged area search, may also be advised depending on the contents of the standard searches.

Wrexham County Borough Council has an approximate delivery time of 8 weeks for Residential property searches, so quicker regulated searches will be advisable.

Planning documents

Official Entries will also be applied for from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to highlight planning issues. Examples of these include outbuildings missing from the title plan or the breach of a restrictive covenant.

Wrexham County Borough Council Council Tax

The amount of council tax a homeowner in Wrexham will pay to Wrexham County Borough Council will depend on the property's value and the number of residents. For example, the occupier of a Valuation Band E house in the Wrexham County Borough Council area would pay annual council tax of £1,709.

Wrexham conveyancing solicitors will inform a purchaser of the property's band after this is confirmed by the searches.

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 £1,282.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or if the property is a 'granny annexe'.

Band Wrexham County Borough Council Tax (2018)
A £932
B £1,088
C £1,243
D £1,398
E £1,709
F £2,020
G £2,331
H £2,797
I £3,263

Is it possible to reduce my council tax band?

The Valuation Office Agency 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 Wrexham 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.

If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

Quittance's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

This table sets out Stamp Duty Land Tax for typical property in Wrexham:

  Average sale price (2017) SDLT
Average price £170,315 £906.30
Average price (detached) £237,183 £2,243.66
Average new build £183,453 £1,169.06

Stamp duty relief for first-time buyers in Wrexham

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. If you own another home (including outside the UK)you will be subject to a 3% stamp duty surcharge. For example, if a property owner bought a second property in Wrexham for the average price of £170,315 the stamp duty would be £8,515.75.

Conveyancing solicitors in Wrexham should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Wrexham

New build site

The potential risks associated with purchasing a leasehold property remain of serious concern. There are any number of legal technicalities that could be awaiting an uninformed purchaser, such as:

  • undisclosed major works
  • unreasonable ground rents
  • onerous covenants
Serious financial ramifications can result from a solicitor's bad leasehold advice.

A good conveyancing solicitor in Wrexham will investigate aspects of the leasehold purchase, for example :

  • understanding regional and era-specific nuances of leases
  • service charges, ground rents and buildings insurance arrangements
  • dealing with freeholders and managing agents
  • proposed major works (Section 20 notices)

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Wrexham?

House under construction

The average value of a new build home in Wrexham is £254,995, according to data sourced by the Land Registry. 1 new build properties have been bought in Wrexham in 2018 so far.

A new-build conveyancing solicitor in Wrexham must be familiar with regional issues and the extra complexities of new build, such as negotiating new build contracts and checking new build mortgage procedures are followed.

Our team of new build conveyancers deliver a specialist assessment of the legal title of the house or flat, and in particular issues ranging from the home's future resaleability to excessive ground rent and service charges (where applicable).

Clwyd Conservation areas

Whether you are looking for Tudor-style or Edwardian architecture, moving into a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area conditions will affect your home.

Called Article 4 directions, these restrictions may include restrictions on painting external walls, restrictions on side or 2 storey extensions or general restrictions governing the use of unsympathetic materials.

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

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

Conveyancing - Selling a property in Wrexham

The legal side of a property sale is normally less troublesome than when purchasing. The purchaser will carry out due diligence on the legal title of your home, whereas conveyancing solicitors in Wrexham acting for the vendor just collects any required paperwork and responds to enquiries made by the buyer's solicitor .

Factors that could delay or endanger your property sale

Issues, such as excessive ground rent, can jeopardise the conveyancing process.

You shouldn't ignore this as it is highly unlikely that the problems won't be picked up. Instead, speak to an expert, square up to the issue(s), and find a solution as early as possible.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is quite a lot more difficult than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Wrexham will usually undertake additional work. This can involve collating the latest service charge and ground rent statement, through to details of any deed of variation.

To accelerate the handling of the leasehold work, it is recommended that the seller instructs a leasehold expert as soon as the property is marketed, if not before,.

What if you are already acting for the other side?

SRA rules ban the same solicitor from working on behalf of both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both sides.

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

Local Wrexham conveyancing solicitor directory

  • Allington Hughes Limited, 10 Grosvenor Road, Wrexham, Wrexham, LL11 1SD
  • Cyril Jones & Co Incorporating Stanley Williams, 19 Grosvenor Road, Wrexham, Wrexham, LL11 1DE
  • GHP Legal, 26-30 Grosvenor Road, Wrexham, LL11 1BU
  • Gittins Mcdonald, 12 Grosvenor Rd, Wrexham, Wrexham, LL11 1BU
  • Hopleys Gma Incorporating Keene and Kelly, 39 King Street, Wrexham, Clwyd, LL11 1HR

Conveyancing - Remortgaging a property in Wrexham

Benefitting from a better rate of interest to reduce monthly expenses is the main reason that people remortgage. There are other reasons, such as consolidating debts, or wanting a more flexible mortgage.

An efficient conveyancing solicitor in Wrexham can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a critical factor in securing the rate you want.

To ensure that the interests of the lender are protected, the property lawyer will act for both you and the bank or building society.

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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