Conveyancing in Wales: what is different

Much the same as England

Property law in Wales is largely the same as in England, because the two share one legal system. The Senedd (the Welsh Parliament) does make some of its own rules, including on property tax and renting.

The steps will feel familiar. You agree a price and instruct a conveyancer, who carries out searches and checks the title (the legal ownership). You then exchange contracts, the point where the deal becomes legally binding, and complete, when the money moves and you get the keys.

Conveyancers regulated by the Solicitors Regulation Authority, the Council for Licensed Conveyancers or CILEx Regulation can act in both countries. A freehold purchase, where you own the property outright, often takes 10 to 16 weeks from instruction to completion.

Land Transaction Tax instead of stamp duty

Since 1 April 2018, buyers in Wales have paid Land Transaction Tax (LTT) instead of Stamp Duty Land Tax. If you do not own another property, the main residential rates are:

• 0% on the first £225,000.
• 6% from £225,001 to £400,000.
• 7.5% from £400,001 to £750,000.
• 10% from £750,001 to £1.5 million.
• 12% above £1.5 million.

There is no first-time buyer relief in Wales, but the starting threshold is higher than the standard one in England. For example, a £300,000 home costs £4,500 in LTT: 6% on the £75,000 above £225,000. Use our stamp duty calculator for your own figures.

Higher rates for additional homes

Buying a second home or a buy-to-let costs more. If you already own a residential property, or you are buying through a company, the higher residential rates usually apply to purchases of £40,000 or more:

• 5% up to £180,000.
• 8.5% from £180,001 to £250,000.
• 10% from £250,001 to £400,000.
• 12.5% from £400,001 to £750,000.
• 15% from £750,001 to £1.5 million.
• 17% above £1.5 million.

For example, a £200,000 buy-to-let would cost £10,700 in LTT. If you buy a new main home before selling your old one, you pay the higher rates at first, but you can usually claim a refund if you sell the old home within three years. Some Welsh councils also charge extra council tax on second homes and long-term empty homes. Our landlords page has more on buying to let.

The Welsh Revenue Authority

LTT is collected and managed by the Welsh Revenue Authority (WRA) for the Welsh Government. Your conveyancer normally submits the LTT return and pays the tax for you, using money you provide.

The return and payment are due within 30 days, counted from the day after completion. If a property is near the border, the Welsh Government's postcode checker helps show whether it is in Wales, and your conveyancer will confirm which tax applies. The LTT guide on GOV.WALES has more detail.

Renting Homes (Wales) Act 2016

If you are buying to let in Wales, the renting rules differ from England. Since 1 December 2022, the Renting Homes (Wales) Act 2016 has replaced most tenancies with occupation contracts, and tenants are called contract-holders. Private lets normally use a standard occupation contract.

Landlords must give contract-holders a written statement of the contract within 14 days of the day they move in. The home must be fit to live in, which includes linked, mains-powered smoke alarms on every floor, carbon monoxide alarms where there are gas, oil or solid fuel appliances, and an electrical safety report at least every five years. Landlords must also register with Rent Smart Wales, and hold a licence if they manage the letting themselves.

If you buy a home with contract-holders in it, ask your conveyancer to obtain the written statement and the safety reports. The Welsh Government's guidance for landlords has the details.

Using Welsh

You can deal with much of your move in Welsh. HM Land Registry produces the register for every property in Wales in a bilingual format, many of its forms are available in Welsh, and it accepts applications and letters in Welsh. The Welsh Revenue Authority welcomes calls and letters in Welsh too.

If you would like your conveyancing handled in Welsh, or documents in Welsh, tell us when you ask to go ahead and we will pass this on. Whether a firm can work in Welsh depends on the firm, so ask it to confirm before you instruct it.

One Land Registry for England and Wales

Property in Wales is registered with HM Land Registry, the same registry as in England. After completion, your conveyancer applies to register you as the owner and to record any mortgage, and pays the registration fee, which is set by law and based on the price.

Once registration is complete, the title register names you as the owner and the title plan shows roughly where the boundaries are. If the property has never been registered, which can happen when a home has stayed in one family for many years, your conveyancer will need to apply for first registration, which takes more work.

Your quote for a property in Wales

Your quote shows the legal fee, VAT, disbursements such as searches and the HM Land Registry fee, and an estimate of LTT, using the higher rates if they apply. In parts of Wales with a history of coal mining, a mining search is often needed, and your conveyancer will advise.

The law firm confirms its fees in writing before you instruct it. Get your quote to see every cost for your move.