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Conveyancing in Altrincham Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 16/01/18

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

By road: Altrincham is served by the M56, A538 and A560.

By rail: The nearest train station is Altrincham Interchange.

By air: The three closest airports to Altrincham are Manchester Airport (5 miles), Liverpool John Lennon Airport (29), and Hawarden Airport (36 miles).

Hospital: Altrincham Hospital and Minor Injuries Unit, Railway Street, Altrincham, WA14 2RE.

Council: Trafford Council (www.trafford.gov.uk).

Attractions: John Leigh Park, Altrincham Market, Dunham Massey Hall and Gardens, and Art with a Heart.

Q.

We are buying a house in Altrincham, and have a conveyancing quote from you. Are there likely to be any supplementary costs we're not aware of?

No. Homeward Legal never charge any hidden fees for your conveyancing legal work, so what you see is what you get. Some other solicitors, though, only estimate conveyancing costs, and the final bill you receive may be much more than you had anticipated.

Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote, reinforced with our ‘No Completion, No Fee’ guarantee.

Q.

I am intending to purchase a rectory in the parish of Altrincham, so is a chancel search required?

Whichever Altrincham parish you are buying in, a property solicitor may suggest a chancel search. Some parochial church councils have decided to charge the cost of chancel repairs to the owners of properties near church buildings. However, it isn’t possible to be absolutely certain that a parish, in which lay rectors have not previously been expected to pay chancel repair dues, will not automatically be the case for future owners. Therefore, it can be difficult to use this as a guide. Your solicitor can advise you on the position, and also arrange any indemnity insurance.

Q.

How much is the council tax on a Forties house that has been converted into flats in Altrincham?

The council (here Trafford Council) is responsible for setting the tax rates. As part of the conveyancing, your solicitor will ascertain the precise band for your property and detail its associated tax rate in the report on title. The latest council tax information is available on the council website (see the public service information section at the top of these FAQs for a link you can click). For the 2016/2017 tax year, the rates were:

  • Band A - £895.60
  • Band B - £1,044.86
  • Band C - £1,194.13
  • Band D - £1,343.61
  • Band E - £1,641.95
  • Band F - £1,940.48
  • Band G - £2,239.01
  • Band H - £2,686.82

Retrieved on 7 March 2017

Q.

What will be the SDLT be for a £435,500 residence I am purchasing in Altrincham?

The Stamp Duty Land Tax (SDLT) rate depends on a number of factors but principally on the price you bought your property for. If your building was purchased for under £125,000, you will not have to pay any stamp duty. In the example cited, the duty owed would be £11,775 on a property bought for £320,000.

Note that the government's budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

Q.

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

Instructing an experienced conveyancing solicitor is crucial for the impetus to fast conveyancing. When identifying an appropriate conveyancing solicitor, consider these questions:

  • Which communication methods do they use? Days can be wasted waiting for letters in the post which could be emailed or faxed.
  • Do they work on a 'no sale, no fee' basis?
  • Did you experience any delays when requesting a quote?

Homeward Legal provides this and so much more. Try our quote calculator. Or call our conveyancing team on 0800 038 6699 for a fixed-fee quote.

Q.

Is a contract race fee a disbursement or fee?

Fees and disbursements ought to be stated separately on your quote. This charge is a fee and not a disbursement, but some solicitors will charge extra for this. At Homeward Legal, there are no additional costs to be added to our fixed-fee conveyancing, and the distinction between the two types of costs are clearly laid out in the quote.

Q.

Will a property survey be required if we are buying a residential property in Altrincham?

Homeward Legal supports the position of the Royal Institution of Chartered Surveyors, which advises property-buyers to order a structural survey. There can be many unforeseen issues with a house that might affect the purchase, such as insect infestation, falling roof timbers, broken drainage and so on. These are not part of the remit of the conveyancing process, so it makes sense to instruct a building surveyor for peace of mind.

Q.

Which of the Altrincham mortgage lender panels are you on?

Homeward Legal’s solicitors work with the majority of lenders providing financing to Altrincham home-buyers. Altrincham lenders and mortgage specialists in the area include:

  • Cheltenham & Gloucester PLC, 72 George Street, Altrincham, WA14 1RF
  • He2 Ltd., St. Margaret’s Vicarage, Dunham Rd, Altrincham, WA14 4AQ
  • Skipton Building Society, 27 Stamford New Road, Altrincham, 14 1EB
Q.

How much is the council tax on a Forties converted house in Altrincham?

A.

As a rule the report on title should give detail the appropriate Trafford council tax band.

Correct charges for Altrincham are set out in detail online at the Trafford local authority site. At the time of writing on 28/08/2012 rates are:

  • Band A - £869.00
  • Band B - £1,014.00
  • Band C - £1,159.00
  • Band D - £1,303.00
  • Band E - £1,593.00
  • Band F - £1,883.00
  • Band G - £2,172.00
  • Band H - £2,607.00

Q.

The internet is full of abundant online manuals giving details on by passing the solicitor. Do we have to use Altrincham conveyancer ?

A.

Technically there is absolutely no argument why you should not carry out the your own conveyancing without assistance.

The truth is however that a lawyer juggles a large array of skilled tasks ranging from checking contracts or handling retentions some of which are more safely handled with appropriate a skilled professional.

Q.

Do you advise taking action to bypass paying stamp duty in Altrincham?

A.

Homeward Legal do not recommend clients get involved with any form of stamp duty reduction scheme. These schemes are often uneconomical and often likely to fail.

Q.

What length of time should I expect it to take my designated conveyancing solicitor to conclude the legal process on a terraced Regency house?

A.

The process can take anywhere from 3 weeks and twelve weeks contingent on any number of factors such as the speed of the seller's property lawyer, or whether the property is leasehold, Freehold or share of freehold.

Our solicitors are notably results driven and endeavour towards exchanging as quickly as realistically possible.

Q.

As a result of the extensive flooding in Sept 2012 in North West England I am worried that flood searches won't be detailed enough?

A.

Environmental searches conducted by a Altrincham conveyancing solicitor will also include the far more detailed Landmark flood search if the risk is deemed significant.

If you are still worried it may be worth trying to approach a local resident or regional Greater Manchester flood repair expert, try: Paul Kaye Builders, 5 South Meade, Timperley, Altrincham, WA15 6QL Tel: 0161-973 9680.

Q.

Could Altrincham soil be contaminated by copper?

A.

Extensive measures are taken in all parts of Altrincham and the UK to rectify soil contamination. Data on many contaminants, such as groundwater contamination, will be included in an environmental search.

Q.

What sort of local authority searches about the risk of floods in the Greater Manchester area will a Altrincham solicitor actually do?

A.

An essential part of the conveyancing procedure of buying a property involves your conveyancing lawyer applying for environmental searches that set out certain details with regard to Altrincham flood risk area data.