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Conveyancing in Wrexham Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 10/10/17

Transport and public service information if you’re buying or selling residential property in Wrexham -

By road: Wrexham is served by the A483 and A534. By rail: The nearest train station is Wrexham Central. By air: Hawarden Airport is 14 miles, and Liverpool John Lennon Airport is 38 miles from Wrexham.

Hospital: Wrexham Maelor, Croesnewydd Road, Wrexham, LL13 7TD. Council: Wrexham County Borough Council (www.Wrexham.gov.uk).

Attractions: Pontcysyllte Aqueduct, Wrexham County Borough Museum and Archives, Bellevue Park, Chirk Castle, and Nant Mill..

Q.

How do we find fixed-rate, low-cost conveyancing for our purchase of a mid-terrace house in Wrexham?

While the offers of 'the cheapest conveyancing quotes' from many online and high-street law firms might look attractive, you should be aware that often there are additional costs buried in the small print. Because of this, the final bill presented to you might be higher than you anticipated or had budgeted for.

At Homeward Legal, we never hide any costs, and our quotes provide a clear statement of your legal fees and the disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs

Q.

Is there anything we are supposed to do to make our Wrexham conveyancing process go faster?

The primary action you can take is to find a proactive and experienced solicitor, which is absolutely key to faster conveyancing. When finding a suitable a solicitor, consider these questions:

  • Do they offer 'instant' online quotes?
  • Do they use email?
  • Are they 'no move, no fee'?

If the answer to all three questions is ‘yes’, this can really accelerate the transaction. Homeward Legal provides all of this, supported by cutting-edge case management systems fully integrated with various bodies, such as HMRC, and the Land Registry. Give us a call to arrange a fixed-fee quote.

Q.

Are your low-cost solicitors experienced enough to swiftly complete the legal conveyancing of residential property auctions in Wrexham?

Yes, they are. Homeward Legal’s panel of solicitors are auction experts and have frequently worked on behalf of buyers and sellers at auction across the country and locally. Canny auction-goers will know that the key to swift completion is to appoint a proactive and communicative solicitor as early as possible and well in advance of the auction day itself. After the auction, having been fully briefed, your solicitor can then complete the transaction well within the statutorily-required four-week timeframe.

Q.

Is contaminated land a concern in Wrexham?

Unfortunately, a number of contaminants can reduce the value of property in and around Wrexham. Contaminants, including hazardous and regulated installations, and sand or clay quarries, will be revealed in an environmental search and detailed in your solicitor’s report on title. Specific contamination in Wrexham can be caused by local waste sites, such as Moel Garregog, Pant, Clwyd, LL11 3AE.

Q.

How many mortgage lenders do you work with in Wrexham?

Most lenders and brokers in Wrexham, approved by the Council of Mortgage Lenders, are on Homeward Legal’s solicitors' panel. Lenders and mortgage specialists with offices in and around Wrexham include:

  • Mortgage Advice Bureau, 35-37 King Street, Wrexham, LL11 1HR
  • Williams Financial Planning Ltd., 30 Chester Street, Wrexham, LL13 8TJ
  • Principality Building Society, 20-22 Regent Street, Wrexham, LL11 1SA
Q.

Having done a bit of research, we think we will choose Mortgages 1 Ltd. as our mortgage lender, but, before we commit, is there anything we need to know?

In recent years, some mortgage lenders have taken action to limit the number of solicitors who can act for them. The result of this decision is that, should the lender require

additional legal representation in dealing with your mortgage application, these costs will almost certainly be passed on to you, thus inflating your bill unexpectedly. Homeward Legal, however, are able to act for most UK mortgage lenders to keep legal costs to a minimum. Give us a call on 0800 038 6699 to discuss your needs and to obtain a ‘No Move, No Fee’ guaranteed, fixed-fee quote.

Q.

What would the cost of our searches be on a flat in Wrexham?

The cost of conveyancing searches on a Wrexham purchase will vary significantly, depending on what is ordered and the depth to which you require them to go (e.g. the threat level of flooding). However, all costs for searches are disbursements that are paid to a third party, and will be charged to you at cost. Homeward Legal’s quotes make the distinction between fees and disbursements very clear. Use the online quote calculator to find out more, or give our experts a call on 0800 038 6699.

Q.

We are worried about the council tax charges on a Sixties, detached home in Wrexham: How much are they going to be?

It is likely that the rate charged will change every tax year, governed by the civic authority responsible for setting and collecting council tax. Your conveyancer will contact the council and obtain the information for the council tax banding in Wrexham, and put the information into your report on title.

Correct charges for homes in Wrexham are detailed on the Wrexham council website (see the head of these FAQs for the link). For the 2016/2017 tax year for Rhosddu (representative town), the council tax rates are:

  • Band A - £857.95
  • Band B - £1,000.93
  • Band C - £1,143.93
  • Band D - £1,286.92
  • Band E - £1,572.91
  • Band F - £1,858.89
  • Band G - £2,144.87
  • Band H - £2,573.84
  • Band I - £3,002.81

Retrieved on 23 February 2017

Q.

Which areas of Wrexham are suitable for disadvantaged area relief?

A.

There are 2000 disadvantaged areas throughout the country. Disadvantaged areas in and around Wrexham are Queensway, Plas Madoc, Caia Park, Gwenfro, Pant, Penycae, Brymbo, Cefn, Gwersyllt North, Whitegate, Ruabon, Maesydre, Ponciau and Acton. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

Q.

We are buying in Wrexham on a new-build brownfield site. Is the topsoil likely to be contaminated by waste minerals like cobalt (Co)?

A.

Wrexham's local area has a history of contamination from industrial or agricultural, like much of the UK. Other sources of contaminated land include herbicides.

Q.

Would arranging a Homebuyer Report be necessary when we are purchasing a house or flat, regardless of its age?

A.

Homeward Legal strongly advise that all buyers instruct a surveyor to perform a survey when you plan to buy in Wrexham. There are many defects that can negatively affect a property, including blocked drains and severe weathering, and issues such as these are not likely to be investigated as part of the conveyancing itself.

Q.

Is there anything we are supposed to do to make our Wrexham conveyancing faster?

A.

Finding a proactive and experienced solicitor is the key to faster conveyancing. When finding a suitable a solicitor, consider these questions: Do they offer 'instant' online quotes? Do they use email? Are they 'no move, no fee'? This can incentivise a faster transaction.

Q.

We are worried about council tax charges on a Sixties detached home in Wrexham, how much are they?

A.

Commonly, a title report will provide the relevant Wrexham council tax band. Correct charges for homes in Wrexham are detailed on the Wrexham council website. At the time of writing (16 October 2012) rates are as follows:

  • Band A - £777.32
  • Band B - £906.87
  • Band C - £1,036.43
  • Band D - £1,165.98
  • Band E - £1,425.09
  • Band F - £1,684.19
  • Band G - £1,943.30
  • Band H - £2,331.96

Q.

How many mortgage lenders in Wrexham do you work with?

A.

Most lenders in Wrexham are on our Wrexham solicitors' panel. Lenders and mortgage specialists in Wrexham include Mortgage Advice Bureau, 35-37 King St, Wrexham, LL11 1HR.

Q.

What would the cost of our searches be?

A.

The cost of searches on a Wrexham purchase does vary significantly. These searches are disbursements paid to a third party, and will be charged at cost.