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Conveyancing in Altrincham Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 19/10/17

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 Move, 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.

What causes sale conveyancing legal work to take weeks to complete? The last solicitor we used felt very slow.

A.

Conveyancing may be held up even in ideal circumstances. In some cases, the causes are out of the solicitors' hands. Homeward Legal strive to curtail the burden of these delays where feasible to do so by driving the transaction forward.

Q.

Will I need to get searches for chancel liability? We are purchasing in Altrincham.

A.

In Altrincham, where land was once owned by a lay rectors, new owners of that property may be obliged to contribute towards upkeep of a church in the area. A number of sources are used to identify liability, including the Title Register database. Altrincham ecclesiastical properties include St George and St John the Evangelist.

Q.

Is homewardlegal.co.uk set up to 28 day completions on the legal conveyancing of property auction properties in Altrincham?

A.

We work closely with auctioneers and regularly do the legal conveyancing buyers at auction. It is a sensible decision buyers at auction to get their conveyancing lawyer as rapidly as they can to allow sufficient time for a thorough investigation of the sellers documents prior to the property auction date. Subsequently, following the property auction your solicitor is thoroughly prepared for finishing the conveyancing within the usual 28 days as conventionally required by the terms if sale.

Q.

The current owner appears to have installed windows on the home in Altrincham which I think may exclude local conservation area guidelines

A.

Your instructed property lawyer is required to ascertain if the property is inside a conservation area and whether any modifications have the requisite permissions from the Trafford council.

Q.

I am buying a unique investment property in the boundary of Altrincham conservation area, where does one find more data relating to the current state of upkeep of the Altrincham conservation area?

A.

English Heritage, a government body, now maintain records of the condition of conservation areas. Local Altrincham conservation areas are designated by the local Trafford planning authority, who maintain things like public spaces to the thwarting of ugly shop fronts.

Q.

Is a contract race fee a disbursement or fee?

A.

Fees and disbursements ought to be stated on your quote. This charge is a fee not a disbursement, but some solicitors do charge extra for this.

Q.

Should we use the firm of solicitors referred by the estate agent?

A.

It is common for estate agents to recommend a conveyancing solicitor. If the agent is paid a referral fee, however, some agents choose the conveyancer who pays out the highest referral fee, not a firm with local expertise and a solid reputation.