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Conveyancing in Carlisle Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

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 Move, 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.

We plan to purchase a residence in Preston Patrick. Is a chancel search appropriate?

A.

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. For property in the parish of Preston Patrick, it is not safe to rely on the historical behaviour of the parish council alone as a guide.

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.

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.

The owner looks to have installed dormer windows to the property which I think may break Old East End of City conservation area rules.

A.

The conveyancing solicitor is required to see whether the property is located within a designated conservation area, and if so, whether any alterations have the appropriate permission from the local planning authority. In the event that no necessary permissions be provided your Carlisle conveyancing solicitor will give you professional advice on the alternatives such as obtaining an indemnity insurance policy or seeking retrospective consent from Carlisle planning authority.

Q.

What individual searches should my lawyer in Carlisle order on a Carlisle building?

A.

Normal legal procedure will be to get the following Local Authority (personal or official), Drainage and Water Search, Environment Search and Gypsum and, depending on certain criteria, special local Carlisle searches, like a Subsidence.

Q.

I am buying a Carlisle property with Dunfermline Building Society - what will we need to be aware of?

A.

Some lenders have limited the firms who can act for them, resulting in greater legal costs for buyers in cases where the chosen solicitor cannot act for their lender, and another must also be instructed. Homeward Legal will act on behalf of many mortgage lenders so that you will not be required to pay legal fees for your lender's solicitor.

Q.

Is homewardlegal.co.uk experienced enough to 1 month completions on the legal conveyancing of auction properties in Carlisle?

A.

The legal team are property auction specialists and commonly do the legal work for bidders at auction. Our solicitors have worked for many vendors at local residential property auctions including Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Savvy bidders always select a solicitors practice as rapidly as possible for a thorough investigation of the documents in advance of the auction day arrives.

Subsequently, following the property auction date your now prepared lawyer will be able to concentrate on completing the legal side of things inside a month as typically required .