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Conveyancing in Aberystwyth Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 23/04/18

Are you planning to moving to the area? Handy Aberystwyth transport and public service details:

The closest train station to Aberystwyth is Aberystwyth. The closest airport to Aberystwyth is Aberporth, West Wales Airport (29 miles).

Bronglais General is the closest hospital.

Q.

How do we get the best rates for conveyancing in Aberystwyth for a £721k house?

A.

Many firms advertise supposedly cheap conveyancing, but extra costs will be included in the terms of engagement.

Q.

We are anxious about the council tax amounts on a Forties converted property in Aberystwyth, what are they?

A.

Almost always the conveyancer's title report should contain the appropriate Ceredigion council tax band.

Council tax rates for homes in Aberystwyth are set out in detail at the Ceredigion local authority site. As of 21 February 2013 rates are as follows:

  • Band A - £779.51
  • Band B - £909.43
  • Band C - £1,039.35
  • Band D - £1,169.27
  • Band E - £1,429.11
  • Band F - £1,688.95
  • Band G - £1,948.78
  • Band H - £2,338.54

Q.

What conservation areas are there in Aberystwyth?

A.

The areas around Aberystwyth will include a number of areas of conservation. Your conveyancing solicitor will provide more details.

Q.

Please state how to get out of paying stamp duty tax?

Stamp duty scheme should be treated with extreme caution in Aberystwyth. These schemes are highly expensive and HMRC may challenge a scheme up to six years later and the total stamp duty tax may be payable, along with interest and penalties.

Q.

Which factors are important to organise a fast exchange and completion?

A.

Finding a proactive property lawyer is the key to fast conveyancing. When identifying an appropriate a property lawyer, ask yourself the following: Are they 'no move, no fee'? This can incentivise a faster transaction. Was there a delay delivering a quote? What methods of communication do they use? Posting documents can adds days of waiting to a purchase.

Q.

What searches does the property lawyer in Aberystwyth do when buying a Aberystwyth property?

A.

The normal legal protocol is to obtain Local Authority Search, Drainage Search and Environment Search and, depending on certain criteria, specific searches for example Official Search of whole without priority.

Q.

What does a Aberystwyth conveyancing solicitor do when the house I am buying is in a conservation area and has inappropriate satellite dishes installed?

A.

Your instructed property lawyer will always check if the property is located within a conservation area and whether any alterations have required permission.

In the absence of any appropriate consents, your solicitor will give you professional advice on the options, which include seeking retrospective consent from Ceredigion local authority or taking out indemnity insurance.

Q.

When in the conveyancing process should we arrange a solicitor to handle our sale?

A.

Simply, instructing as early as possible is better, as conveyancing involves a number of tasks that can be performed very early in the process. Some authors advocate holding off instruction until an offer is accepted, but delays can risk the other side pulling out, particularly in uncertain market conditions.