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Conveyancing in Gwynedd Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/01/18

Living in Gwynedd? ;

Talsarnau train station is approximately 3 miles from Gwynedd and Gwynedd's nearest airport is Caernarfon Airport Airport (20 miles).

Bron y Garth Garth Bengan is a nearby hospital for Gwynedd.

Q.

Do all cheap conveyancing quotes have extra fees? We are looking for affordable conveyancing in Gwynedd.

A.

Confusion over this point catches out many buyers, and can leave them paying far more in conveyancing fees than they budgeted. Many conveyancers claim to offer 'the cheapest conveyancing quotes', but additional costs are often hiding in the small print. Busy, stressed buyers ignore these terms at their peril. The conveyancing quote ought to list any disbursements.Our quotes clearly state the solicitors' fees for a standard conveyancing transaction.

Q.

The house being purchased is in Teigl. Are we eligible for disadvantaged area relief?

A.

Disadvantaged areas in Gwynedd are identified by council ward, and relevant wards include Peblig, Marchog, Talysarn, Bowydd and Rhiw, Barmouth, Pwllheli South, Rachub, Cadnant, Ogwen, Deiniolen, Penygroes, Conglywal and Maenofferen, Llanaelhaearn/Pistyll, Pwllheli North, Corris/Mawddwy, Aberdaron, Arthog, Seiont, Llanllyfni, Hirael, Gerlan, Hendre, Cynfal and Teigl, Clynnog, Tudweiliog, Botwnnog, Deiniol, Trawsfynydd, Penisarwaun, Llanberis, Llanbedrog, Llanrug and Abersoch. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

Q.

How much is the council tax on a Forties mid-terrace home in Gwynedd?

A.

Typically the title report should contain the relevant Gwynedd council tax band. Council tax charges for residents of Gwynedd are detailed on the Gwynedd local authority website. On 04/06/2012 rates are as follows:

  • Band A - £851.69
    >
  • Band B - £993.64
  • Band C - £1,135.59
  • Band D - £1,277.54
  • Band E - £1,561.44
  • Band F - £1,845.34
  • Band G - £2,129.23
  • Band H - £2,555.08

Q.

How can a Gwynedd conveyancing solicitor report back on the potential risk of possible flooding around Gwynedd on a buy to let house we are buying?

A.

A conveyancing solicitor will carry out property conveyancing searches, which include Gwynedd flood risk area data.

Q.

I am buying in Gwynedd with Alliance and Leicester, what will we need to be aware of?

A.

Some lenders have reduced the number of firms able to act for them. Homeward Legal can act for all major lenders in the UK.

Q.

How long should I expect it to take the conveyancing solicitor to complete the legal process for a maisonette in a recently developed house we are purchasing in Gwynedd?

A.

The conveyancing process can take anywhere between 1 month and three months, which can be hampered by a number of factors like the efficiency of the sellers lawyer, or whether there are any linked sales.

Q.

It seems that lithium soil contamination may be an issue in Gwynedd. Please advise.

A.

Even where some contamination has occurred in Gwynedd, risk levels are usually low. Metal contamination of top-soil in Gwynedd is more likely to occur near ex-industrial or waste handling sites. Data on other contaminants, like groundwater contaminants like sewage and insecticides, will also be included in an environmental search.

Q.

How early do I need to get a solicitor to handle our sale?

A.

The short answer is, the earlier in the process you can instruct a solicitor, the better, as conveyancing involves a number of tasks that may be performed very early in the process. Promptly instructing a firm for a purchase can mean that your offer may be taken more seriously if you already have a solicitor instructed, or, if you are selling a property, relevant information can be sourced sooner (this is particularly true for leasehold properties).