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Conveyancing in Bury Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/03/18

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

By road: Bury is served by the M66, A56 and A58. By rail: The nearest train station is Bury Interchange. By air: There are four airports easily accessible from Bury: Manchester Airport (25 miles away), Liverpool John Lennon Airport (39), Leeds Bradford Airport (44), and Blackpool Airport (47).

Hospital: Fairfield General, Rochdale Old Road, Bury, BL9 7TD. Council: Bury (www.bury.gov.uk).

Attractions: Fusilier Museum, Bury Bolton Street Station, Bury Museum, Clarence Park, and Manchester, Bolton and Bury Reservoir.


Will your solicitor based in Bury obtain personal or official searches on my home purchase?

The property lawyer will make a recommendation about your ideal route through the conveyancing process, depending on a few factors like local authority turnaround times. For personal searches, a lawyer might look for a search agent with local experience (for instance, Legal Brokers Ltd., 1 Turton Road, Tottington, Lancashire, BL8 4AW (Tel: 01204 888600)).


Do you work with lenders with branches in Bury?

The solicitors in the Homeward Legal group have worked with the majority of lenders with offices in and around Bury. A number of mortgage specialists operate in the town, such as:

  • Yorkshire Bank, 5-9 The Rock, Bury, BL9 0YB
  • Access 2 Mortgages, 64 Royds Street, Tottington, Bury, BL8 3NH
  • Mortgages 4 U North West Ltd., 119 Parr Lane, Tottington, Bury, BL9 8JN

How long will it take for our property solicitor to carry out the legal work on a flat in Bury?

The conveyancing process can take anywhere from one month to twelve weeks, with an average being around eight weeks for most solicitors’ firms. The speed of the conveyancing can be hampered by various things, like the promptness of the sellers’ solicitor, or the number of people in the chain. At Homeward Legal, our highly proactive conveyancing solicitors are focused on you moving home in as short a time as possible, with a target of completing within six weeks. Try our online quote calculator. Or give our team of experts a call on 0800 038 6699 for your fixed-fee quote, backed up by our ‘No Completion, No Fee’ guarantee.


How do we calculate the stamp duty, and how much duty should we budget for on a £646,000 home in Bury?

The Stamp Duty Land Tax (SDLT) rate depends on several factors but principally on the property’s price if it is over £125,000. In the example cited, the duty owed on a property bought for £646,000 would be £22,300. 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.


With regards to the extensive flooding in September 2012 in Northwest England, am I right to be concerned that the conveyancing searches in Bury might not be thorough enough?

Flood-risk investigations are carried out as part of the standard environmental searches, performed by your lawyer in Bury. If the data returned indicates a significant risk, the solicitor may request a more in-depth Landmark flood search. If you are still anxious about the flood-risk, you could either try contacting a next-door neighbour or a local Greater Manchester flood-damage business, like Bell Warehouse Systems Ltd., Europa House, Barcroft Street, Bury, BL9 5BT (Tel: 0161 447 8817).


We want to complete on the legal work on our Bury apartment in a very limited time, so are you fast conveyancing solicitors?

Homeward Legal adopts a take-charge style to completing the legal work for sellers as quickly as possible. With Homeward Legal, conveyancing property lawyers will always attempt to communicate up the buyer and seller chain and use the latest case management and technology systems to push through the property sale swiftly. Give Homeward Legal’s

team a call on 0800 038 6699 to discuss your conveyancing requirements and to obtain a free fixed-fee quote.


Should I get a house survey for our Bury home purchase?

Homeward Legal supports the position of the Royal Institution of Chartered Surveyors, which advises property-buyers to order a structural survey. There can be many unforeseen issues with a house that might affect the purchase, such as insect infestation, falling roof timbers, broken drainage and so on. These are not part of the remit of the conveyancing process, so it makes sense to instruct a building surveyor for your peace of mind.


I have found a number of useful publications on the subject of DIY-conveyancing. Do we necessarily need to use a Bury conveyancer?

If you wanted to try the conveyancing yourself, there is no legal impediment or restriction why you shouldn’t be able to take care of the greater part of it without the help of a proficient Bury lawyer. However, Homeward Legal would strongly advise against it, because the complexities of some of the tasks may lead you to incur delays which could jeopardise your entire move. Critically, DIY lawyers are not covered by the relevant professional indemnity insurance, which qualified legal practices always have. Why not call our expert conveyancers at 0800 038 6699 for your free, fixed-fee quote, backed up by our ‘No Completion, No Fee’ guarantee?


What do we do to calculate stamp duty, what amount should we budget for a £646000 home?


The Stamp Duty you must pay is dependent on the valuation. On a £646000 residential property, stamp duty will be £25840 (information correct 12/03/2013).


Would the fixtures and fittings list built-in wardrobes?


In general, there is no strict definition of 'fixtures and fittings'. Completion or agreement of a fixtures and fittings form is unfortunately often left to the last minute, when a dispute may jeopordise the transaction.


What is the council tax on a Forties terraced Band F home in Bury?


You should be cover the homes band with the report on title. Up-to-date charges for homes in Bury are listed at the Bury council site. At the time of authoring (16 November 2012) rates are:

  • Band A - £971.00
  • Band B - £1,133.00
  • Band C - £1,295.00
  • Band D - £1,457.00
  • Band E - £1,780.00
  • Band F - £2,104.00
  • Band G - £2,428.00
  • Band H - £2,913.00


In regards to the extensive flooding in Sept 2012 in North West England, I am concerned that conveyancing searches (environmental) may not be thorough enough?


Flood risk searches carried out by the lawyer in Bury will include a more in depth Landmark flood search if required.

If you are anxious you could attempt to contact a next door neighbour or local Greater Manchester flood damage business, like Bell Warehouse Systems, Bell Warehouse Systems Ltd Barcroft St Europa House, Bury, BL9 5BT Tel: 0161-447 8817.


In 2 months we are preparing to move out of our detached house on the outskirts of Bury into a new property in Burnage at what point to book a home removal firm?


Best advice is for home movers to delay a removal company until after you have agreed the final date that occurs after contracts are signed. Typically home removals companies might impose a cancellation charge . Speak to Rosebank Developments Ltd, 14A Whitelegge St, Bury, BL8 1SW Tel: 0161 763 1212 or Shift It, 45 Powell St, Bury, BL8 2BG Call: 0161 761 5523.


The owner has unfortunately added dormer windows to the maisonette in Bury which we think may infringe conservation area rules


Your property solicitor will make enquiries to verify whether the property is affected by a designated conservation area and whether any modifications have required consents from the local authority.


Are you set up to act quickly on the conveyancing for auction properties in Bury?


Indeed we prepare legal packs for vendors and often carry out work for buyers and sellers at auction. It is highly recommended for purchasers to decide on a the lawyer as fast as possible to give enough time for a title report of the legal papers for the lot well in advance of the date of the auction. Subsequently, immediately after the day of bidding your now prepared lawyer is able to concentrate on finishing all of the legal work within a as tight time frame as usually required .