By Frances Traynor
26th May 2017
"Working together is crucial for a speedier completion."
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26th May 2017
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Our solicitors carry out all the conveyancing work for your house move for a fixed fee.
You will not be charged any solicitors fees, if for any reason your transaction does not complete.
With local experience, our solicitors will lead you through the whole of your sale or purchase.
No additional fees whatsoever.
Successful conveyancing is as much about having a rounded understanding of the practicalities involved in buying and selling a property as it is about a thorough command of the legal process.
Below we feature some recent common questions asked by home movers.Q.
The lack of clarity surrounding this point catches out many buyers, and can leave them paying far more in conveyancing fees than they budgeted. Many firms promote 'the cheapest conveyancing quotes'. Unfortunately additional costs are often hiding in small print. Any costs needs to be fair and only come into force where your lawyer must perform additional tasks for you, which could not be anticipated at the start of the process. Get a quote using the Homeward Legal quote calculator for the property you are buying.Q.
Conveyancing searches applied for by the UK conveyancer should also include a far more detailed search (Landmark) if required.
If you are still nervous you could contact a local resident.Q.
Homeward Legal do not recommend any form of stamp duty reduction scheme, as such schemes are often uneconomical and can be very unlikely to succeed. There have been a number of official schemes, such as for first-time buyers.Q.
Many people are tempted to leave this until the last minute for the understandable reason that they may not be absolutely sure of their completion date. They may even be 'jittery' about whether completion is going to happen at all. As some removals companies charge a non refundable deposit or cancellation fee, home movers are often tempted to leave this to the last minute.
However, movers can end up in with difficulties finding an available removals company at the last minute and may end up spending more money due to having less choice.
Best advice is to identify a company early, negotiate a best price and ensure that there is no cancellation fee or, at the very least, this fee is not applicable with reasonable cancellation notice.Q.
Effort is made on a local and national level to remediate top-soil contamination. Land may also be contaminated by other sources, including groundwater contaminants like household chemicals and polychlorinated biphenyl (PCBs).Q.
Your instructed conveyancing solicitor to check if the property is located within a conservation area, and if so, whether any alterations have appropriate consents from the local authority.
In the absence of any consents, your solicitor will advise you of the alternatives which include getting retrospective permission from the planning authority or indemnity insurance.Q.
Editor note: Stamp duty information in this answer correct at time of writing (29/05/13). SDLT is subject to annual review, typically at the government's annual budget.
'SDLT' stands for 'Stamp Duty Land Tax' which is a tax payable to HMRC by a property buyer on all properties sold for £125,000 or above
SDLT is calculated as a percentage of the final purchase price according to the following brackets
Your conveyancing solicitor will submit the SDLT Return to HMRC on your behalf upon completion of your home purchase.Q.
If you are obtaining a mortgage, your lender will mandate a solicitor to get obtain a Local Authority Search (possibly an official search although some accept personal searches), an environmental search:, and perhaps specific local searches, like a Coal and Brine.Q.
Recently, a number of lenders have reduced the number of firms on their approved panel, potentially creating higher conveyancing costs for buyers. We, however, can act on behalf of most mortgage lenders.Q.
Wherever you are buying in the UK, the solicitor instructed to handle the transaction might recommend that a chancel search be ordered. In some areas of the UK, chancel repair may be apportioned on new owners of a property where Parochial Church Councils have not imposed the same liability on the last owners. It is not safe to rely on the historical behaviour of the parish council alone as a guide.Q.
For most residential property, the number of weeks required to sell or purchase a residence can vary. This is according to a number of issues affecting the property which may include cases where a property has a mortgage. Our conveyancers ensure your sale, purchase or remortgage receives communicative and proactive service, resulting in the fastest possible outcome.Q.
Searches vary in cost, depending on the specific searches which have been ordered and the local authority in which the property is located. Some lenders insist on 'official' local authority searches which may cost slightly more as they cannot be sourced through a personal search agent.
Homeward Legal show the full cost of searches as part of the conveyancing quote. These searches are disbursements meaning they are charged to the home buyer at cost.