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Conveyancing in Burnley Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/04/18

Helpful local Burnley travel and services details:

Burnley's nearest station is Burnley Barracks at 1 mile and Eccles, Barton Aerodrome Airport is 23 miles from Burnley.

Burnley is approximately 0.25m of the M65 junction entry 10 Eastbound.

Burnley, General is a relatively close hospital to Burnley.

Q.

How do I find the cheapest Burnley conveyancing quote?

A.

Both high-street and online solicitors claim to offer theoretically cheap conveyancing quotes. Often extra charges will be included in the terms of engagement. Your quote should state any disbursements. Any costs which are listed in terms and conditions needs to be reasonable.

Q.

Do homewardlegal.co.uk advise on auction conveyancing in Burnley?

A.

Yes - Our solicitors and licensed conveyancers in Burnley commonly act for buyers at auction. We tend to advocate auction buyers to formally instruct the conveyancing solicitor well in advance of the auction to give enough time for a title report. Immediately following the auction day arrives your Homeward Legal lawyer is utterly ready for speedily completing the conveyancing in the limited time as typically required by the conditions of sale.

Q.

When do we need to instruct a conveyancing solicitor to act for us?

A.

If you use a solicitor offering a 'no move, no fee' guarantee, the earlier in the process you can instruct a solicitor, the better, as there are a number of tasks that can begin very early in the process. Instructing a firm early for a sale can mean that documents can be prepared earlier, considerably accelerating the whole process, whereas if you are buying you can shave days off the process by having the details of your instructed solicitor ready when you make an offer.

Q.

Will it be necessary to get a chancel search if we are intending to buy in the parish of Ardwick?

A.

A solicitor might recommend that a chancel search be ordered. In Burnley's much older areas, chancel repair may be imposed on new owners of a building where Parochial Church Councils (PCCs) have not imposed the same liability on the last owners, so it can be difficult to use this as a guide.

Q.

Do you advise that I get searches for chancel liability if I am buying close by a 15th Century rectory manor in Burnley?

A.

Chancel liability repair costs can run into £100,000s, which owners of affected property will be compelled to pay on demand to the Burnley Church council. Some names or words such as 'Glebe Farm' give an indication of a property's history, and thus whether chancel liability may apply. Church of England properties in the area include St Andrew w St Margaret and St James, St Catherine, St Cuthbert and St Mark.

Q.

I am going to buy in Burnley. Should we have conveyancing searches carried out?

A.

Searches are a typical set of enquiries requested by your property lawyer. These are not carried out by a property surveyor and will not give information on the physical condition of the property.

Q.

How is stamp duty calculated?

A.

The SDLT you pay will depend on a small number of factors, primarily the property's purchase price. For a Burnley property sold for £1078000, stamp duty is £53900.

Q.

The property seller has fitted incongruous roof antenna on the building which we think might contravene the Earlsdon conservation area rules.

A.

A property solicitor will carry out searches establish if the property is inside a conservation area, and if so, whether any modifications have requisite permissions from the Burnley authority. In the event that no appropriate consents be supplied, your solicitor will advise you of the best alternative which can include getting covered by an indemnity insurance policy or getting retrospective approval from the council.