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Conveyancing in Blackburn Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 12/01/18

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

By road: Blackburn is served by the M65, A59 and A666. By rail: The nearest train station is Blackburn. By air: The distances of the nearest airports from Blackburn are: Blackpool Airport (26 miles), Manchester Airport (41), Leeds Bradford Airport (48), and Liverpool John Lennon Airport (50).

Hospital: Royal Blackburn, Haslingden Road, Blackburn, BB2 3HH. Council: Blackburn with Darwen Borough (www.blackburn.gov.uk).

Attractions: Wilton Country Park, Blackburn Cathedral, Corporation Park, Leeds and Liverpool Canal, and Blackburn Museum and Art Gallery.

Q.

We've got a quote from you, which looks quite cheap. Will we be charged any supplementary hidden charges later on?

Regrettably, it is common practice for some firms to hide fees in the small print, which makes their quote seem very cheap (which it is, until it the time comes to pay the bill). Our solicitors never hide any fees. Your quote is an accurate price for the legal costs of your conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your free, fixed-fee quote backed up with our ‘No Completion, No Fee’ guarantee.

Q.

If I am buying on the same street as parsonage grounds in Blackburn, would you recommend that we get a chancel liability search?

The judgement in a court case between a parish council and owners of neighbouring farmland liable for church repairs confirmed that chancel repair liability could be enforced. A chancel search will confirm whether liability for Blackburn properties is likely to exist. A conveyancing solicitor will be able to advise further, as well as providing advice on indemnity insurance that you might wish to take out to cover yourself. Ecclesiastical properties in Blackburn where chancel liability may apply include:

  • Church of the Saviour, Onchan Road, Blackburn, BB2 3NT
  • Blackburn Cathedral, Cathedral Close, Blackburn, BB1 5AA
  • St. Bartholomew (Ewood), Jack Walker Way, Blackburn, BB2 4JJ
  • St. Luke with St. Phillip’s, Bank Top, Blackburn, BB2 1TN
Q.

Are any Blackburn conservation areas going to affect our residence?

With over nine thousand conservation areas in England, the streets and neighbourhoods near or within Blackburn will include several areas of architectural or historic interest that are recognised as protected. The local authority will offer more information about local conservation areas. The conveyancing lawyer handling your purchase will discuss the relevant responsibilities and possible restrictions that will be imposed.

Q.

What will be the stamp duty for a £160,000 flat we are purchasing in Blackburn?

The Stamp Duty Land Tax (SDLT) rate depends on several factors but primarily the price of your property if it is over £125,000. The duty owed on a flat bought for £160,000 will be £700. Note that the government’s 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.

Will the Blackburn property lawyer inform me about the amount to be paid of the council tax on a Band D flat prior to completion?

The solicitor will consult with the Blackburn with Darwen council to ascertain the most up-to-date council tax rates and to confirm your property’s tax band, which will then be detailed in the conveyancing report on title. Council tax rates for properties in Blackburn are tabled online at the council site. The 2017/2018 council tax rates are:

  • Band A - £1,076.07
  • Band B - £1,255.40
  • Band C - £1,434.76
  • Band D - £1,614.10
  • Band E - £1,972.80
  • Band F - £2,331.47
  • Band G - £2,690.17
  • Band H - £3,228.20

Retrieved on 15 March 2017

Q.

If I were to read up on handling the legal work as a seller of a flat in Blackburn, is it viable to do the conveyancing myself?

There is no legal impediment why you can’t take care of the legal work without the help of a specialist Blackburn conveyancer. The truth is, however, that a solicitor typically handles a large number

of jobs, such as raising additional enquiries or interpreting the lease, most of which are better done by a qualified professional. Of fundamental importance, though, is do-it-yourself conveyancers are going to be taking risks without the acceptable indemnity insurance that legal practices are obligated to have. Give Homeward Legal’s team a call on 0800 038 6699 to discuss your conveyancing requirements and to obtain a free fixed-fee quote.

Q.

How will my conveyancing solicitor advise us on the potential risk of local flooding in the Blackburn area?

Your conveyancer will order a standard suite of searches for your property purchase. The environmental search will reveal data on the Blackburn flood-risk area. Should the level of risk be deemed significant enough, your solicitor may advise going for a more in-depth flood search (e.g. at Landmark). This charge is a disbursement and will be passed on to you at cost.

Q.

For a speedy exchange and completion on the purchase of a £335,000 semi-detached house in Blackburn, what should we do to guarantee the acceleration of the transaction?

Instructing a proactive, diligent, and communicative property lawyer as early as possible is absolutely critical for increasing the pace of the conveyancing transaction. When choosing a conveyancing solicitor, 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 Completion, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

Q.

Is your solicitor team geared up for complete within 28 days of exchange on the conveyancing for property auction properties in Blackburn?

A.

Indeed we are auction specialists and do frequently get instructed by bidders at auction. It SI highly advisable for buyers at auction to formally instruct an experienced conveyancing firm as soon as they can to allow for a title report of the legal documents before the auction day. Post property auction the lawyer is totally focused on completing the conveyancing within 28 days as usually required .

Q.

Does a solicitor in Blackburn get any property conveyancing searches on the Lancashire forties end-of-terrace flat I am intending to purchase?

A.

The customary conveyancing protocol will be to obtain these searches - Local Authority (personal or official), Drainage and Water Search (CON29DW or personal) and Environmental and occasionally area-specific searches for instance Index Map.

Q.

Do fixtures and fittings include things like the boiler?

A.

Chiefly, fixtures are fixed to the property and fixtures are free-standing. The need to clarify this is regularly overlooked, making it essential that the list of fixtures and fittings to be sold with the property is agreed early.

Q.

We need to complete this purchase as soon as possible, how do we aim for a fast conveyancing transaction in Blackburn?

A.

Essential to buying faster is to instruct a communicative conveyancing solicitor. Additionally, there are several things you, as the buyer, can also do to accelerate the process, including, organising your finances, including arranging a mortgage, answering any queries raised by the conveyancing solicitor as soon as possible and requesting status updates from the conveyancing solicitor regularly.

Q.

How does my conveyancing solicitor in Blackburn advise us on the potential risk of local flooding in the Blackburn area?

A.

Your conveyancer will conduct standard protocol environmental searches that will include Blackburn flood risk area information.

Q.

We are buying on a brownfield site. Is the topsoil possibly contaminated by waste minerals like copper (Cu)?

A.

Though the dangers are usually minor, an area will only be identified as 'contaminated land' if the risk to human life or the environment is deemed unacceptable. Data on many contaminants, such as insecticides and water contaminants such as household chemicals, will be included in an environmental search.

Q.

How soon is it appropriate to speak to a solicitor?

A.

With a 'no move, no fee' guarantee, the earlier in the process you can instruct a conveyancing solicitor, the better, as the legal work can start very early in the process. Instructing your solicitor sooner for a purchase allows your offer may be taken more seriously if you already have a solicitor instructed, or, if you are selling a property, prior to marketing the property, documents can be prepared to make it potentially more attractive to motivated buyers.