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Conveyancing in Carlisle Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/04/18

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

By road: Carlisle is served by the M6, A6, A69, A595 and A689. By rail: The nearest train station is Carlisle. By air: Carlisle is closest to Carlisle Airport, which is 8 miles away, and Newcastle Airport, which is 56.

Hospital: Cumberland Infirmary, Newtown Road, Carlisle, CA2 7HY. Council: Carlisle City (www.carlisle.gov.uk).

Attractions: Carlisle Castle, Tullie House Museum and Art Gallery, Hadrian’s Wall, Carlisle Cathedral, Carlisle Racecourse, and Solway Aviation Museum.

Q.

Will Homeward Legal’s quote conceal any supplementary charges in the conveyancing fees for my move to Maidenhead?

Regrettably, it is common practice for some firms to hide fees in the small print to improve the appeal of their ‘quote’. This is little more than an estimate, to which they can’t be held. At Homeward Legal, we never hide any extra charges; what you see in our quotes is exactly what you get. Rarely, a significant piece of other legal work might also become necessary, such as drawing up a will. If this happens, you will be made aware of any fees pertaining to such work before they are incurred, so you will always be in control of your legal bill. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote backed up with our ‘No Completion, No Fee’ guarantee.

Q.

We plan to purchase a residence in Preston Patrick, but is a chancel search really needed?

Your lawyer may suggest a chancel search, regardless of the parish where the house being bought is located. In older areas of Carlisle, chancel repair has the potential to be charged on current owners of a house where parish councils may have not done so in the past. In such cases, it is not safe to rely on the historical behaviour of the parish council alone as a guide. Your solicitor can provide more information and advice, including any indemnity insurance that might be worth buying for protection of potentially very high parish bills.

Q.

How is contaminated land in Carlisle checked?

Many contaminants caused by natural and human factors can lessen the value of Carlisle property, such as the proximity of military land or waste management sites. An environmental search will be ordered by your solicitor, and the returned information will give more clarity. Durranhill Railway Sidings, Cumbria, CA1 2RQ is one such potential source of local contamination.

Q.

Will my lawyer report back to me about the cost of council tax on a Band G building in Carlisle before exchanging contracts?

Your lawyer will consult with the governing council (Carlisle City) to ascertain the currently applicable council tax band and rates, which will subsequently be detailed in the title report. The 2017/2018 council tax rates were:

  • Band A - £1,135.99
  • Band B - £1,325.33
  • Band C - £1,514.65
  • Band D - £1,703.99
  • Band E - £2,082.65
  • Band F - £2,461.32
  • Band G - £2,839.98
  • Band H - £3,407.98

Retrieved on 20 March 2017

Q.

Which areas of Carlisle are eligible for disadvantaged area stamp duty relief?

The scheme to help the designated disadvantaged areas with stamp duty is no longer operational. However, the government does run occasional legitimate schemes (e.g. help for first-time buyers). Your solicitor will be able to tell you what schemes are running and your eligibility to take advantage of them.

Q.

We have found a number of handbooks all about bypassing the solicitor (e.g. How to Buy Your First Home (And How to Sell it Too) by Phil Spencer), so do we have to use a conveyancer for my home move in Carlisle?

There is absolutely no legal reason why a home-seller can’t complete the conveyancing work without the help of a property solicitor. In reality, though, a lawyer is completely familiar with a long list of skilled tasks, ranging from chasing any missing replies or clarifications to investigating title documents, some of which need experience and training. More importantly, do-it-yourself conveyancers do not have the suitable professional indemnity insurance, which practising lawyers must get. Give Homeward

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

Q.

Is there anything we can do to make our Carlisle conveyancing faster?

Primarily, contacting a proactive and experienced solicitor, such as a member of our team at Homeward Legal, is the key to increasing the pace of the conveyancing transaction. That said, there are a number of things you, as the buyer, can also do to speed up the process. These include:

  • requesting regular updates from your solicitor and keeping the pressure on
  • promptly completing and returning any forms
  • arranging any finances required to complete the purchase
Q.

Do you work with many mortgage lenders with branches in Carlisle?

Most lenders in Carlisle are on our panels, which means we can represent their legal needs in preparing your mortgage, so that these costs won’t be passed on to you. Lenders and mortgage specialists in and around Carlisle include:

  • CMD Financial Solutions, 39 Lowther Street, Carlisle, CA3 8EP
  • Bradford and Bingley Building Society, 13-15 Bank Street, Carlisle, CA3 8HG
  • Lloyds Bank PLC, 6 Lowther Street, Carlisle, CA3 8DB

The Carlisle solicitor handling the work for your purchase can deal with the particular enquiries and searches your lender requires.

Q.

Which Carlisle areas are eligible for disadvantaged area relief?

A.

There are nearly two thousand disadvantaged areas across the UK. Disadvantaged areas in Carlisle include Upperby, Morton and Botcherby. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

Q.

What is the right point to a mover book the removals firm?

A.

The best advice is for home movers to wait before agreeing the removals company until such time as you and the other side has confirmed the completion date that customarily occurs once contracts have exchanged.

Some firms add a late cancellation payment . Local removals companies include Watsons Removals, The Flat/Crossroads, Brisco, Carlisle, CA4 0QZ Tel: 01228 525175 or County Removal, Po Box 964, Carlisle, CA1 3NG Call: 01228 553120.

Q.

Which local authority is responsible for Carlisle?

A.

Carlisle is located in London Borough of Tower Hamlets Council, Town Hall, Mulberry Place, 5 Clove Crescent, London, E14 2BG, phone: 020 7364 5023

Q.

Will my Carlisle lawyer report back to me about the cost of council tax on a Band G building before exchanging contracts?

A.

Your lawyer will consult with the governing council to ascertain the currently applicable council tax band and rates, which will subsequently be detailed in the title report. Up-to-date charges for Carlisle are listed online at the Carlisle council website. On (26 September 2012) the rates are:

  • Band A - £1,046.00
  • Band B - £1,220.00
  • Band C - £1,394.00
  • Band D - £1,568.00
  • Band E - £1,917.00
  • Band F - £2,266.00
  • Band G - £2,614.00
  • Band H - £3,137.00

Q.

What do we need to calculate SDLT, and how much do we need to budget for a £544000 Carlisle residential property?

A.

Stamp Duty will depend on several factors, primarily the house's purchase price. For a home bought for £544000, the rate will be £21760.*

*Accurate March 2013

Q.

I really need to exchange on the legal process a freehold flat within 4 weeks, are you especially fast Carlisle solicitors ?

A.

Homeward Legal takes an extremely proactive approach to concluding the legal work to meet the sellers requirements.

Homeward Legals conveyancers approach to conveyancing is to use the latest productivity systems .

Critically , we always look after you with a property lawyer qualified to efficiently communicate up and down the buyer and seller chain .

Q.

How do we protect ourselves from gazumping?

A.

This happens when a property seller agrees to an offer, then rejects it, choosing instead a higher offer. It could happen only days prior to exchange. There is almost always a risk of being gazumped. Instructing a solicitor early, and even before acceptance of an offer should help to mitigate this risk.