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Conveyancing in Blackpool Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/01/18

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.

What average time should I expect it to take the property lawyer to handle the conveyancing formalities on a terraced house we hope to buy in Blackpool?

A.

Completion can take anywhere from one month to three months, contingent on a number of factors such as the speed of the vendor's conveyancing solicitor, or the speed of the local authority. Our property lawyers are highly results-orientated, with the aim of completing the process as soon as possible.

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.

If land is found to be contaminated, can we have the soil cost-effectively remedied?

A.

If land has been contaminated by industry, remediation is possible is some cases. For more information, contact Hargreaves D F & M, The Ranch/Dickies La, Blackpool, FY4 5LG.

Q.

How much does searches cost?

A.

With a Homeward Legal conveyancing solicitor, Blackpool conveyancing clients are required to pay no more than £249 for Blackpool searches. Searches are paid out to a 3rd party, and will not be included in your solicitor's fees.

Q.

How soon do we need to instruct a solicitor?

A.

In the vast majority of cases, the earlier, the better. Some authors advocate holding off instruction until a chain is completed, but you will then be at a serious disadvantage in the event of a contract race, or buyer eager to move quickly.

Q.

In 1 month we are likely to be moving from our period residence on the outskirts of Blackpool into a new house in Blackburn . What is the right point to select a removals firm?

A.

Most lawyers usually advocate that home movers hold off organising removals until exchange of contracts as in all probability an actual date will not have been formally agreed. Some home removals firms might charge a late cancellation payment . Local home mover companies include Dickson Road Self Storage, 48 Dickson Rd, Blackpool, FY1 2AJ Telephone: 01253 290100 or Avan Calling Man & Van Services, 111 Claremont Rd, Blackpool, FY1 2QH on 01253 753419.

Q.

Could Blackpool top-soil be contaminated by selenium?

A.

Though the dangers are usually minor, contaminated land areas are labelled as such if the danger to the environment is judged to be too great. Also considering issues such as herbicides, contaminants affecting Blackpool property will be factored into an environmental search.