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Conveyancing in Aylesbury Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 12/10/17

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

By road: Aylesbury is served by the A41, A413 and A418.

By rail: The nearest train station is Aylesbury.

By air: Aylesbury has several accessible airports close to the town, including Wycombe Air Park (18 miles), London Luton Airport (25), Elstree Aerodrome (29), Northolt Jet Centre and London Heathrow Airport (both 32 miles), and London Heliport (44).

Hospital: Stoke Mandeville, Mandeville Road, Aylesbury, HP21 8AL. Council: Aylesbury Vale District Council (www.aylesburyvaledc.gov.uk).

Attractions: Waddesdon Manor, Roald Dahl Children’s Gallery, Buckinghamshire Railway Centre, Quainton Windmill, Wendover Woods, and Boarstall Duck Decoy.

Q.

Could the quote for our conveyancing fee for a terrace house in Aylesbury incorporate additional charges?

Homeward Legal will never charge any additional fees. Your Aylesbury conveyancing quote is a single, accurate price and what you see is what you get from us.

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

Q.

As our move to Aylesbury is an expensive business, we need to cut costs. How do we go about taking advantage of any stamp duty reduction schemes?

Stamp duty avoidance or reduction schemes are very risky and uneconomic. Homeward Legal therefore strongly advises that you don’t get involved with any of them. If the scheme fails, you could be liable for a financial penalty of up to 100% of the stamp duty, plus the amount of the outstanding duty, which could run into thousands of pounds. The government occasionally runs legitimate schemes to assist home-buyers (such as relief for first-time purchasers). Your solicitor will be able to tell you if any such schemes are in operation, and, if so, whether you are eligible.

Q.

Which local contaminants can impact land in Aylesbury, and are they comprehensively investigated?

A broad range of contaminants caused by environmental concerns can affect properties in Aylesbury, such as landfill sites or a proximate telecommunications base station. An environmental search ordered by your solicitor will provide more information, which will then be detailed in the report on title. The council will actively be monitoring the contamination of land and will be looking at viable ways of cleaning it up, where practical.

Q.

What will be the SDLT for a £415,000 residence I am purchasing in Aylesbury?

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 £10,750 on a property bought for £415,000. 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.

What will the council tax be on an investment Band C flat in Aylesbury?

The conveyancing process includes an enquiry into the precise banding and the associated tax rate for your property, which your solicitor will handle. The latest tax rates can be found on the council website (you can find a link in the public services section at the head of these FAQs).

For the 2016/2017 tax year, the rates were:

  • Band A - £1,084.26
  • Band B - £1,264.96
  • Band C - £1,445.68
  • Band D - £1,626.38
  • Band E - £1,987.80
  • Band F - £2,349.20
  • Band G - £2,710.64
  • Band H - £3,252.76

Retrieved on 8 March 2017

Q.

The web is awash with documents giving details on doing your own legal work. In which case, do I need to use a solicitor in Aylesbury?

There are no legal arguments why a home-mover should not take care of the conveyancing unaided. That said, a conveyancing solicitor manages of a huge number of tasks, such as raising additional enquiries or notifying parties of completion, many of which need a qualified professional. However, you should also be aware that legal practices are duty-bound to possess acceptable professional indemnity insurance that protects you in the event of any negligence on the part of the solicitor.

Q.

Which mortgage lender panels in Aylesbury are you on?

Most lenders in Aylesbury are on our panels and we work with them on a regular basis. Local mortgage lenders and brokers include:

  • APH Financial Management Services Ltd., 3a Kingsbury, Aylesbury, HP20 2JA
  • Mark Gregory Ltd., 2-4 Temple Street, Aylesbury, HP20 2QD
  • NatWest Bank PLC, 22 Market Square, Aylesbury, HP20 1SJ
Q.

Which factors are key for a fast completion on a property in Aylesbury?

Key to an increase in the pace of the conveyancing transaction is to instruct a property lawyer as early as possible. When choosing a property lawyer, you should consider these questions:

  • Do they offer 'no move, no fee' protection? This can incentivise a faster transaction.
  • Do they offer 'instant' online quotes?
  • Are phone, fax and email their preferred methods of contact?

Homeward Legal offers this and more. To discuss your needs and to obtain your fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

Q.

What length of time should I expect it to take my conveyancing solicitor to finish the legal work on an apartment in a house we are purchasing?

A.

Getting contracts exchanged can take anywhere between a month and 3 months, which can be hampered by any number of issues for example the speed of the vendor's conveyancing solicitor, or whether the property is freehold or leasehold. Our chosen solicitors are highly proactive with the goal of you moving home as quickly as we possibly can.

Q.

Should I employ a conveyancing solicitor put forward by the estate agent?

A.

Agent referrals are a common practice route for buyers to find a solicitor. However, if the agent is paid a fee by the solicitor, the agent may recommend the solicitor willing to pay the highest referral fee, not the best solicitor for your needs.

Q.

The web is awash a number of on and offline documents giving details on doing your own legal work. In which case, do I need to use a solicitor in Aylesbury ?

A.

There are no arguments at all why a home mover should not take care of he conveyancing unaided. That said, a conveyancing solicitor in Aylesbury takes care of a huge number of assignments such as raising additional enquiries or notifying parties of completion many of which need a qualified professional. However legal practices are duty bound to possess acceptable professional indemnity insurance that protects you in the event of any negligence on the part of the solicitor.

Q.

Are there many buyers in Aylesbury gazumped?

A.

This arises when an offer is accepted, and then rejected, by the property seller, in preference to a better offer. Although being gazumped is less common in a declining market, there will always be a chance. The first step in reducing the chance that gazumping will effect you is to instruct a property solicitor as soon as possible.

Q.

Could the costs for our conveyancing incorporate any additional charges?

A.

Homeward Legal will never charge any additional fees. You Aylesbury conveyancing quote is an single, accurate price.

Q.

Do your house conveyancing solicitors do the conveyancing of residential property auction properties in Aylesbury?

A.

Yes - Homeward Legal is very capable working with sellers at auction. We invariably advocate buyers at auction to choose a property conveyancing lawyer prior to the auction day to give enough time for a detailed report of the legal pack.

After the auction day arrives your appointed property conveyancing lawyer is fully able to concentrate on finishing the transaction in the limited time as usually required .

Q.

We are buying a property where the seller has fitted PVC windows to the flat in Aylesbury which I think might possibly infringe on local conservation area rules

A.

A conveyancing solicitor will establish if the property is located within a conservation area, and if so, whether any modifications have the essential permission.

Should no authority consents can be provided, the solicitor will advise you of the alternatives like seeking an indemnity insurance policy or seeking retrospective approval from the council.