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Conveyancing in Cannock Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 20/10/17

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

By road: Cannock is served by the M6, A5, A34, A460 and A5190. By rail: The nearest train station is Cannock. By air: Cannock is closest to Birmingham Airport (28 miles), and Coventry and East Midlands Airports (both 43 miles).

Hospital: Cannock Chase, Brunswick Road, Cannock, WS11 5XY. Council: Cannock Chase District (www.cannockchasedc.gov.uk).

Attractions: German Military Cemetery, Hednesford Hills Nature Reserve, Castle Ring, Go Ape, and Cannock Street Market.

Q.

Do your lawyers have a lot of experience with the conveyancing of residential property auctions in Cannock?

Yes, they do. At Homeward Legal, we are highly experienced with both buyers and sellers at auction, and our team of auction solicitors have acted for countless buyers at national and local residential property auctions. Prepared purchasers always choose their solicitors’ practice as early as possible to allow for a full report of the auction legal pack prior to the day of the auction. Thereafter, your dedicated lawyer will be able to be thoroughly focused on finishing all of the legal work within as short a timeframe as required. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699.

Q.

We are intending to buy a barn conversion in Chapel Chorlton, so will a chancel search be needed?

Your conveyancing lawyer could advise that a chancel search be requested, regardless of the parish where the home being purchased is located. In Cannock's much older areas, chancel repair may be apportioned on owners of a home where Parochial Church Councils (PCCs) have not imposed the same liability on the previous owners. Your solicitor can advise on any course of action, such as taking out suitably protective indemnity insurance.

Q.

What environmental concerns will contaminate land in Cannock?

Land in Cannock may have been contaminated by several current and historical natural causes and human activities, and factors such as overhead transmission lines should be considered as part of the appropriate environmental search. The details will be written up in the conveyancer’s report on title. Contamination can be caused by waste sites, including the one at Poplars Landfill, Lichfield Road, Staffordshire, WS11 8NQ.

Q.

How much is the council tax on a residential, mid-terrace, Band D property in Cannock?

You will be briefed about your house’s band as part of the title report prepared by your conveyancing solicitor. Up-to-date rates for residents of Cannock are published online at the Cannock Chase District council site. The rates for Cannock for the 2017/2018 tax year were:

  • Band A - £1,069.42
  • Band B - £1,247.65
  • Band C - £1,425.89
  • Band D - £1,604.13
  • Band E - £1,960.61
  • Band F - £2,317.08
  • Band G - £2,673.55
  • Band H - £3,208.26

Retrieved on 7 April 2017

Q.

There are collections of helpful and explanatory books about bypassing the solicitor and doing the work ourselves. Do we therefore need a solicitor in Cannock?

If you want to refer to the various books, you can carry out the majority of your own conveyancing without the help of Cannock lawyer. However, all firms and their solicitors would suggest that this choice is a risky approach as do-it-yourself conveyancers will be working without applicable cover which every solicitor’s practice must get. In addition, the complexity of some of the tasks will incur a delay because of your inexperience, putting the entire transaction in jeopardy. Why not discuss your needs with our experts at Homeward Legal on 0800 038 6699?

Q.

Is there anything we are can do to make our Cannock conveyancing go faster?

Finding a proactive and diligent conveyancing solicitor is essential to increasing the pace of conveyancing. When choosing a conveyancing solicitor, ask yourself the following:

  • Did you experience any delays when requesting a quote?
  • Do they use email as the preferred mode of communication?
  • Will they work on a 'no sale, no fee' basis?

Homeward Legal offer an immediate fixed-fee quote backed up with a ‘No Move, No Fee’ guarantee, while our solicitors proactively communicate along the entire chain to remove obstacles and to mitigate the effects of any issues arising.

Q.

We are using a lender in Staffordshire, and need to know which Cannock lenders your solicitors work with. Whose panels are your solicitors on?

Most of the lenders in Cannock are on our solicitors' panels, which means that we can represent them in the legal tasks connected to providing you with a mortgage. The benefit of this is that they will not then pass on their legal costs to you. Local mortgage lenders and brokers include:

  • New Homes Mortgage Services LLP, 1-2 Morston Court, Blakeney Way, Cannock, WS11 8JB
  • TSB Bank, Cannock Shopping Centre, 28 Market Place, Cannock, WS11 1EB
  • Armchair Mortgages, 60 Foxfields Way, Huntington, Cannock, WS12 4TA
Q.

Can you explain why the purchase conveyancing process in Cannock takes so long?

The conveyancing process may be drawn out for a number of reasons, some predictable, others beyond the solicitor’s control. At Homeward Legal, however, we endeavour to reduce their effect whenever it is feasible. Why not give our waiting team a call on 0800 038 6699 for your quote?

Q.

Do I need to get a chancel search? I am purchasing a Cannock flat by a church constructed in the 16th Century.

A.

Property owners near to a local church must fund repairs, where chancel repair liability exists. After the passing of an Act in 2002, interest over any affected land in Cannock must be registered by October 2013. This will make it easier to identify affected property through a chancel search. Church lands in the area include S.Luke Huntington S.Thomas.

Q.

Myself and my partner are buying in Cannock. Can I confirm that the residence is in a conservation area?

A.

Areas deemed to be of historical merit, such as historic transport links, will be defined as conservation areas. A solicitor will discuss what specific restrictions are in place and offer more information for conservation areas in Cannock.

Q.

I am intending to buy property, is it necessary that 'conveyancing searches' are undertaken?

A.

These searches are a standard collection of enquiries carried out on behalf of the purchaser, which may include a British waterways search. Conveyancing searches are very informative, but cover solely facets affecting the legal title.

Q.

Cannock lawyers do a variety of property conveyancing searches when they are acting for a property purchaser, which actual searches?

A.

If buying and obtaining a mortgage lender mandates the following for properties in Cannock: Local Authority (personal or official), Drainage Search (Con29DW or personal) and Environment Search, as well as any specific local searches for example Official Search of Whole with Priority (OS1).

Q.

At what point do you need to instruct a conveyancing solicitor to act for us?

A.

The short answer is, instructing as early as possible is better. Instructing your solicitor earlier can reduce the likelihood of your transaction falling through.

Q.

What will a Cannock property solicitor do if the property I am buying is inside a registered conservation area and has ugly windows added?

A.

Your instructed property solicitor will always identify if the property is located within a conservation area, and if so whether any alterations have the appropriate permission.

Q.

There are collections of helpful explanatory studies about going into great depth on by passing the solicitor. Do I need a Cannock solicitor ?

A.

If you want to refer to the various books, you can carry out the majority of the your own conveyancing without the help of Cannock lawyer. All firms and their solicitors would suggest that this choice is a risky approach as do it yourself conveyancers will be working without applicable cover which every solicitors practices must get.