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Conveyancing in Blackpool Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/10/17

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

By road: Blackpool is served by the M55, A584 and A586. By rail: The nearest train station is Blackpool North. By air: From Blackpool, Blackpool Airport is 4 miles, City Airport and Heliport (at Eccles) is 49 miles, Manchester Airport is 57 miles, and Liverpool John Lennon Airport is 65 miles.

Hospital: Blackpool Victoria, Whinney Heys Road, Blackpool, FY3 8NR. Council: Blackpool Council (www.blackpool.gov.uk).

Attractions: Blackpool Pleasure Beach, Blackpool Tower, The Big One (rollercoaster), Central and North Piers, Marton Mere Local Nature Reserve, and Madame Tussauds Blackpool.

Q.

How do we find a cheap but thorough solicitor for buying a leasehold house in Blackpool?

It is imperative to look at the small print of any conveyancing firm’s terms of engagement, particularly if they claim to offer the cheapest quotes around, because there may be a variety of costs hidden there. These costs need to be fair and clear to the client so that they are aware of what they will be paying at the end of the transaction without the bill being inflated. At Homeward Legal, we claim to offer the best value conveyancing but we never hide any costs. All our quotes provide a clear statement of your legal fees for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

We have to complete on the sale of our refurbished share of a freehold flat in Blackpool very quickly. Are your conveyancing solicitors fast working?

Homeward Legal has a speed-focused approach to concluding the conveyancing work for customers to meet the seller’s needs. Homeward Legal’s conveyancing methods of working are different from other firms, because we have invested in modern online completion systems that are integrated with other important bodies such as the Land Registry and HMRC. To the seller, we also assign a dedicated property lawyer practised at communicating with everyone in the buyer and seller chain, including landlords, for a quick exchange. They use modern communication methods, too, rather than relying on more traditional, and slower, procedures.

Q.

With the need to cut costs in my move within Blackpool wherever possible, doing one’s own conveyancing seems an attractive proposition, but would it be a foolish idea?

Doing your own conveyancing doesn’t need an assigned solicitor. But this is not advisable for the simple reason that you probably won’t have the necessary experience, thereby slowing down the conveyancing process and even putting your move in Blackpool under risk. In addition, you won’t have the personal indemnity insurance that every solicitor’s firm is obliged to carry to protect clients from any failings in the legal process.

Q.

Will my assigned conveyancer inform me of the amount to be paid of the council tax on a Band B Blackpool property before exchange of contracts?

The property solicitor will consult with the relevant Blackpool local council to ascertain the most up-to-date council tax rates relevant to the banding of your proposed property purchase, which should subsequently be included in the title report. The latest tax rates for residents of Blackpool are listed on the Blackpool local authority site (see the public service information section at the head of these FAQs). The rates for the 2016/2017 tax year are:

  • Band A - £1,057.18
  • Band B - £1,233.38
  • Band C - £1,409.57
  • Band D - £1,585.77
  • Band E - £1,938.16
  • Band F - £2,290.56
  • Band G - £2,642.95
  • Band H - £3,171.54

Retrieved 15 February 2017

Q.

Of the major Blackpool mortgage lenders and brokers, who appears on your panel?

Blackpool has many mortgage lenders and brokers, and Homeward Legal works in conjunction with the majority of them. Local Blackpool-based mortgage lenders and brokers include:

  • Britannia Building Society, 3-5 Clifton Street, Blackpool, FY1 1JD
  • The Mortgage Shop, 67-69 Topping Street, Blackpool, FY1 3AF
  • Skipton Building Society, 26 Birley Street, Blackpool, FY1 1DU
Q.

In what ways will my conveyancer advise me on the risk of local flooding in the Blackpool region?

As part of the standard searches package, your conveyancer will apply for environmental searches that will include the Blackpool flood risk area information. Furthermore, if the level of risk so dictates, a lawyer might advocate an inexpensive (around £20), more in-depth specialist flood search.

Q.

How long should it take our assigned conveyancer to finish the legal process for a maisonette in Blackpool we want to buy?

Conveyancing, historically speaking, can be notoriously slow, laborious and highly frustrating for the buyer or seller eager to get moving. For most conveyancing, the time needed to complete everything can be anything from one to three months. The length of time it takes is reliant on several issues which may affect the smoothness of the transaction (e.g. a contentious problem arising somewhere in the chain, or reliance on traditional methods of communication like letter-writing). With the experienced solicitors at Homeward Legal, every purchase is handled as fast as possible, without compromising on service, using solicitors who are highly proactive and who use state-of-the-art content management systems and communication methods. We aim to complete the conveyancing work within six weeks. Give us a call on 0800 038 6699 to discuss your needs.

Q.

Which Blackpool areas are eligible for disadvantaged area relief?

Stamp duty relief for disadvantaged areas is no longer available in the UK.

Q.

I am going to a property auction and will need to arrange fast conveyancing, what can we do to accelerate the conveyancing process?

A.

Firstly, fast Blackpool conveyancing is crucial to is to employing a communicative lawyer. Ask these questions when identifying your conveyancer:

  • Did you experience any delays when requesting a quote?
  • What methods of communication do they use? Posting documents can adds days of waiting to a purchase.
  • Are they 'no move, no fee'? This can incentivise a faster transaction.

Q.

Do you advise that I get a chancel search? We are buying a Blackpool property on the same street as a rectory manor.

A.

Owners of property neighbouring a church in the area must fund repairs, where chancel repair liability exists. As a consequence of a recent Act, interest over any affected land in Blackpool must be registered by October 2013. This will make it easier to identify affected property through a chancel search. Church lands in this area where a chancel search may be appropriate include St Mark, Layton, St Paul, North Shore, St Stephen On-The-Cliffs and St Mary, Squires Gate.

Q.

Does homewardlegal.co.uk carry out the conveyancing for property auction properties in Blackpool?

A.

Homeward Legal is very knowledgeable with sellers at auction. Our highly qualified property solicitors have acted for numerous bidders at local auctions, for example Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Experienced buyers at auction know to instruct a fast lawyer as quickly as they can so there is time for a full report of the auction pack well before the date of the auction.

Subsequently, immediately after the date of the auction your property conveyancing lawyer is wholly prepared for concluding the legal work in as short a time frame as typically required by the terms if sale.

Q.

As a consequence of the widespread flooding in Sept 2012 in North West England I am wondering if flood risk searches aren't thorough enough?

A.

Environmental searches conducted by the Blackpool conveyancer should also include the more specialist search (Landmark) if the risk warrants it.

If you remain still apprehensive try to approach a neighbour or local Lancashire flood repair expert, e.g. Concept Solutions, 143 Cornwall Av, Blackpool, FY2 9QS Tel: 0800-037 0026.

Q.

Will my assigned conveyancer in Blackpool inform me about the amount to be paid of the council tax on a Band B property before exchange of contracts?

A.

The property solicitor will consult with the relevant Blackpool local council to ascertain the most up to date council tax rates, which should subsequently be included in the title report. The latest tax rates for residents of Blackpool are listed on the Blackpool local authority site. As at (27 July 2012) the rates are:

  • Band A - £1,013.00
  • Band B - £1,182.00
  • Band C - £1,351.00
  • Band D - £1,520.00
  • Band E - £1,857.00
  • Band F - £2,195.00
  • Band G - £2,533.00
  • Band H - £3,039.00

Q.

The vendor appears to have installed roof aerials on the building in Blackpool which might possibly overstep conservation area criteria

A.

Your solicitor to check if your new home is affected by a conservation area, and if so, whether any modifications have appropriate consents. If no authority consents be supplied your solicitor will advise you of the alternatives such as seeking cover from an indemnity policy or requesting retrospective permission from Blackpool council.

Q.

Which local authority is responsible for Blackpool?

A.

Blackpool is located in Blackpool Council, Customer First Centre, Municipal Building, Corporation Street, Blackpool, FY1 1NF, Tel: 01253 477 477