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Conveyancing in Bury Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 13/10/17

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.

Q.

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)).

Q.

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
Q.

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 Move, No Fee’ guarantee.

Q.

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.

Q.

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).

Q.

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.

Q.

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.

Q.

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 Move, No Fee’ guarantee?

Q.

Do you work with lenders with branches in Bury?

A.

The Homeward Legal group have worked with the majority of lenders. A number of mortgage specialists operate in Bury, such as Bank, 11 Union Arcade, Bury, BL9 0QF, Access 2 Mortgages, 64 Royds St, Tottington, Bury, BL8 3NH, and Mortgages 4 U, Po Box 547, Bury, BL8 9HD.

Q.

Will we need a chancel search if I plan to buy in the parish of Bury?

A.

Whichever Bury parish in which you are purchasing, a conveyancing lawyer is likely to recommend a chancel search. Through some Parochial Church Councils (PCCs) have opted to charge chancel repairs on the current owners of land subject to chancel liability, a solicitor cannot state with certainty that a parish where chancel repair fees have not been paid previously will continue to be free from liability. Even if liability is unlikely, indemnity insurance is a sensible precaution.

Q.

Would the fixtures and fittings list built-in wardrobes?

A.

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.

Q.

Do we need a chancel search if I am buying close by parish land in Bury?

A.

Chancel repair can require some Bury home owners to fund maintenance of local churches. Liability has the potential to impact the value of a property, but insurance is available should an obligation to fund repairs be enforced. Churches in the local area where a chancel search may be necessary include All Saints, St Paul, St Peter and St John w St Mark.

Q.

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?

A.

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.

Q.

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

A.

The Royal Institution of Chartered Surveyors advise that Bury buyers book a building survey. There can be a wide range of problems which can affect a property, such as chimney defects or severe weathering. These will not be reported on by a solicitor.

Q.

Are any of the protected Bury conservation areas are in poor condition?

A.

The most recent estimation of the state of repair of conservation areas is recorded by English Heritage - the following information is currently to be found at the English Heritage website- Bury Town Centre is recorded as poor with high vulnerability and deteriorating condition, Walmersley is recorded as very bad with high vulnerability and improving.