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Conveyancing in Cheltenham Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 25/07/17

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

By road: Cheltenham is served by the M5, A40 and A436. By rail: The nearest train station is Cheltenham Spa. By air: Gloucestershire Airport is 4 miles from Cheltenham.

Hospital: Cheltenham General, Sandford Road, Cheltenham, GL53 7AN. Council: Cheltenham Borough Council (www.cheltenham.gov.uk).

Attractions: Cheltenham Racecourse, Cleeve Hill, Belas Knap, Sudeley Castle, The Wilson, Precott Speed Hill Climb, and Hidcote Manor Gardens.

Q.

On the purchase of our £420,000 residence in Cheltenham, what will be the fees? We need an affordable conveyancing quote.

Both high-street and online solicitors offer what they call cheap conveyancing, but extra charges are often hiding in the terms of engagement, making it an estimate rather than a quote. Costs applicable solely where your conveyancer must complete additional work, which could not be anticipated at the start of the process, need to be fair and clearly communicated. At Homeward Legal, we never hide any costs, and our quotes lay out a clear statement of your legal fees for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Is Homeward Legal able to act quickly on the conveyancing for auction properties in Cheltenham?

Frequently working on behalf of clients selling or buying at auction, Homeward Legal’s conveyancing team have been instructed in the past by successful bidders and sellers at local and national auctions.

For the process to operate as smoothly as possible, experienced auction-goers know that they need to appoint a conveyancing solicitor as soon as possible in order that the legal documentation can be thoroughly reviewed before the day of the auction.

Contact Homeward Legal’s panel of auction specialists for further information and advice and to discuss your fixed-fee quote.

Q.

What is the average time should I expect it to take the solicitor to get through the legal work for a terraced home in Cheltenham we are buying?

Typically, the conveyancing can take anywhere between 3 and 12 weeks, based on a number of factors, such as the speed of the vendor's solicitor, or whether the property is leasehold or freehold, or if a contentious issue has disrupted the process.

Homeward Legal's property solicitors are exceptionally results-focused completing the process as quickly as possible, with a target of a maximum of 6 weeks. Give us a call on 0800 038 6699 to obtain your fixed-fee quote reinforced with our ‘No Move, No Fee’ guarantee.

Q.

What can a property solicitor do if the house we are planning to buy in Cheltenham is inside a registered conservation area and has incongruous windows installed?

During the process of searches and research with local authorities, your conveyancing solicitor is required to confirm whether the property is within a conservation area. If it is, they will also need to state whether any alterations have had the appropriate consent from the local planning authority.

Q.

Which of the Cheltenham mortgage lender panels are your solicitors members of?

There are several lenders and brokers operating in and around Cheltenham, some of whom have reduced the size of their panels. The upshot of this is that any additional legal fees on behalf of the lender will be passed on to you, the buyer. Because Homeward Legal work with the majority of lenders in Cheltenham, no such costs will be passed on to you. Cheltenham lenders and mortgage specialists include:

• Cheltenham Mortgages, 12 Rodney Road, Cheltenham, GL50 1JJ

• Raymond & Thomas Ltd., 29 St. Stephen’s Road, Cheltenham, GL51 3AB

• Knott Adrian, 111 Charlton Lane, Cheltenham, GL53 9EE

Q.

What makes the sale conveyancing process in Cheltenham take weeks more than originally planned?

The process of conveyancing can be a long, drawn-out affair because it could suffer setbacks, such as difficult issues arising along the property chain. At Homeward Legal, our solicitors work hard to reduce the effect of these delays wherever possible, by results-focused communication matched with

the latest content management systems that help drive the transaction forwards. Call our skilled conveyancing team on 0800 038 6699 to arrange a fixed-fee quote, backed up by our ‘No Move, No Fee’ guarantee.

Q.

Our new home in Cheltenham is built on ex-industrial-use land. Is it possible that the topsoil might still be contaminated?

With the history of industry in parts of Cheltenham, soil contamination is difficult to avoid. Your conveyancing solicitor will order a number of searches, including environmental, which will highlight any known issues with soil contamination. Data on many contaminants, such as groundwater contamination and organohalides, will also be included in the search.

Q.

Is the Stamp Duty Land Tax a fee or disbursement?

All fees and disbursements ought to be identified on your quote, with no additional charges in the small print. The stamp duty charge is a fee and not a disbursement. It should be included in a conveyancing quote. Try Homeward Legal’s online quote calculator.

Q.

Which of the Cheltenham mortgage lender panels are your solicitors members of?

A.

Of lenders with local offices in or near Cheltenham, Homeward Legal work with the vast majority. Cheltenham lenders and mortgage specialists include Cheltenham Mortgages, 12 Rodney Rd, Cheltenham, GL50 1JJ, Raymond & Thomas, 73 St. Georges Rd, Cheltenham, GL50 3DU, and Knott Adrian, 111 Charlton La, Cheltenham, GL53 9EE.

Q.

Would the property's fixtures and fittings include items such as paintings, pictures and mirrors?

A.

There is not a strict definition of fixtures and fittings, leading to potential for frustration after a sale completes. Early agreement of a list of fixtures and fittings will avoid later disputes, stating what is included with the sale.

Q.

What local factors can affect land in Cheltenham?

A.

Land in Cheltenham can be contaminated by many natural causes and human activities, and factors including local waste transfer sites or civil aviation activity in the area will be considered as part of the environmental searches. Brook Villa Farm, Sandy Pluck Lane, Gloucestershire, GL51 4UB is a cause of possible local contamination.

Q.

Should we get a chancel search when I am buying a flat conversion by rectory land in Cheltenham?

A.

Owners of property in a neighbourhood near church property in the locality are expected to contribute towards the cost of repairs, as a result of chancel repair liability. Following a change in the law, interest over any affected land must be registered by October 2013. This will make it easier to identify affected property through a chancel search. The solicitor carrying out the legal work for your move will confirm that a chancel search is appropriate. Churches in the local area where chancel liability may apply include St Matthew, St Silas Church Centre, Holy Trinity and Christ Church.

Q.

Will we need a surveying expert to check for defects affecting this Cheltenham property purchase?

A.

Homeward Legal recommend that all purchasers in Cheltenham arrange a RICS survey. There can be a range of defects that can affect a property, that a lender's valuation survey, for example, will not cover, such as subsidence.

Q.

Property conveyancing searches are conveyancing protocol but when one considers recent flooding such as the widespread flooding in Sept 2012 in South West England are they actually good enough to ascertain enough about the Cheltenham future flood risk?

A.

Environmental searches applied for by a Cheltenham solicitor should also include a more informative search (Landmark) if the risk warrants it.

Sometimes buyers converse with a local resident for more local history or regional Gloucestershire flood repair builder, try: Gooch Group, Unit 40 Gloucester Rd Lansdown Ind Est, Cheltenham, GL51 8PL Tel: 01242 528564.

Q.

In about five weeks we are intending to be finally moving from our semi detached residence in Cheltenham into a flat in Cirencester what is the optimum stage to instruct a removal company?

A.

Most solicitors will suggest that home movers put off arranging removals until after exchange of contracts as commonly a moving date wont have been confirmed. The majority of firms will impose a late cancellation cost . Try G B Liners Ltd, Blaisdon Way, Cheltenham, GL51 0WH Phone: 01242 523785 or Alpine Light Haulage, 22 Albert Place, Cheltenham, GL52 2HW Tel: 01242 581373.

 
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