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Conveyancing in Cheltenham Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/10/17

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.

    The local agent has offered the lawyer. Is it advisable to use them?

    A.

    It is commonplace for agents to recommend a conveyancing solicitor. Such referrals need to be weighed up against alternatives, as it may be the case that the agent recommends whichever firm pays the most per referral, not the best value for you.

    Q.

    The home being bought is on a ex-industrial use land. Can the topsoil still be contaminated?

    A.

    With the history of industry in parts of Cheltenham, soil contamination is difficult to avoid. Data on many contaminants, such as groundwater contamination and organohalides, will be included in an environmental search.

    Q.

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

    A.

    Cheltenham conveyancing could suffer setbacks. Homeward Legal work hard to reduce the effect of these delays wherever possible. Common delays may include issues elsewhere in a chain.

    Q.

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

    A.

    The conveyancing solicitor is required to confirm whether the property is within a conservation area, and if so, whether any alterations have the appropriate consent from the local planning authority.

    Q.

    Is there anything we are supposed to do to make our Cheltenham conveyancing faster?

    A.

    The key to a fast completion is to use a proactive property lawyer. There are, in addition, numerous things you, as the buyer, could do, including, asking for property searches to be ordered immediately, responding to your property lawyer by phone, fax or email wherever possible and confirming your mortgage offer.

    Q.

    I am planning on buying a sixties maisonette in a designated conservation area in Cheltenham, how do I find information concerning the standard of repair of the conservation area?

    A.

    Conservation areas in Cheltenham are set up by the local authority (Cheltenham) who oversee everything from whether trees can be cut down to ugly highway signs. Following a campaign, English Heritage have conducted a survey and created records of the condition of conservation areas.

    Q.

    What is the council tax on a Thirties mid-terrace Band B property in Cheltenham?

    A.

    Your appropriate council tax band will usually be highlighted within the conveyancing report on title, and by the governing local authority Correct charges for residents of Cheltenham are set out online at the Cheltenham council website. As of 01 February 2013 the rates are:

    • Band A - £988.00
    • Band B - £1,152.00
    • Band C - £1,317.00
    • Band D - £1,481.00
    • Band E - £1,810.00
    • Band F - £2,140.00
    • Band G - £2,469.00
    • Band H - £2,963.00