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Conveyancing in Crewe Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 13/01/18

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

By road: Crewe is served by the A51, A500, A530 and A534. By rail: The nearest train station is Crewe. By air: Crewe is closest to Hawarden Airport (31 miles), Manchester Airport (35 miles), and Liverpool John Lennon Airport (44 miles).

Hospital: Leighton, Middlewich Road, Crewe, CW1 4QJ. Council: Cheshire East (www.cheshireeast.gov.uk).

Attractions: Lakemore Farm Park, Crewe Heritage Centre, Burma Star Island Memorial, Hack Green Secret Nuclear Bunker, Bentley Motors Factory Tour, and Queens Park.

Q.

How early do we need to instruct a solicitor for our move to a maisonette in Crewe?

Put simply, the sooner you instruct a firm, the better. By promptly appointing a solicitor for a sale, it means that information can be requested even prior to accepting an offer, especially from slow third-parties. And, if you are buying, you will have the details of your Crewe solicitor ready for when you make an offer. For the best and clearest quote, why not try Homeward Legal’s quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699.

Q.

Which particular searches should a solicitor request when carrying out the conveyancing for a Crewe property?

The routine procedure would be to obtain a Local Authority (personal or official), a Drainage and Water Search (CON29DW), an Environmental Search, and a Cheshire Brine Search (Coal Authority). It is possible that specific local searches might be requested by your mortgage lender, or if there is something special about the property (for instance, being in a conservation area).

Q.

Is gazumping frequent in Crewe?

Gazumping is common across England and Wales and is the situation where a home-owner agrees to the first buyer's offer, only to refuse it later, and instead opts for a second buyer's higher offer. The chance of getting gazumped is unfortunately present in any transaction. Consider instructing your property solicitor as soon as you can to reduce the chance of your offer being gazumped.

Q.

Which Crewe mortgage lender panels are your solicitors on?

Most lenders in Crewe are on Homeward Legal’s solicitors' panels, which means that we are able to handle the legal tasks for them in preparing to give you a mortgage, so that they don’t pass on their legal bill to you. Lenders and mortgage specialists with offices in Crewe include:

  • Nationwide Building Society, 28 Market Street, Crewe, CW1 2JJ
  • Quadrant Mortgage Services Ltd., Business & Technology Centre, Radway Green, Crewe, CW2 5PR
  • Barclays Bank PLC, 38 Market Street, Crewe, CW1 2ET
Q.

I really need to complete on the conveyancing on a Crewe bungalow within four weeks, so are you extra-fast conveyancing solicitors?

Our chosen solicitors at Homeward Legal embrace completely pre-emptive, pragmatic methods of working to ensure swift conclusion of the conveyancing process. We only allocate you to lawyers who are highly proactive and always communicate through every part of the chain to remove obstacles and problems swiftly. Also our expert solicitors are chosen because they have the best case-management systems, meaning they can exchange on the property sale fast. Try our quote calculator, or contact us on 0800 038 6699, where our conveyancers are waiting for your call.

Q.

How much is the council tax on a Forties, mid-terrace, Band B house in Crewe?

You will be given the information on your new home’s band and associated tax rates in the conveyancing report on title. The latest council tax charges for homes in Crewe are set out at the Cheshire East local authority site (refer to the public services information at the head of these FAQs for a link). The tax rates for Crewe for the 2017/2018 tax year are:

  • Band A - £1,070.53
  • Band B - £1,248.94
  • Band C - £1,427.38
  • Band D - £1,605.79
  • Band E - £1,962.64
  • Band F - £2,319.46
  • Band G - £2,676.32
  • Band H - £3,211.58

Retrieved on 24 March 2017

Q.

Is vanadium soil contamination an issue in Crewe?

Even where some contamination has occurred in Crewe, the risk levels are usually low. Metal contamination of soil in Crewe is more likely to occur near waste-treatment sites, or brownfield sites where historical industry has operated. Data on other contaminants, like asbestos, and water contaminants, such as landfill leachate, will also be included in an environmental search and reported in the conveyancer’s report on title.

Q.

The vendor appears to have installed unbecoming dormer windows, which I think may infringe the Sun Street conservation area rules. What do I need to do?

Your conveyancing solicitor is required to ascertain whether the property is within a conservation area, and if so, whether any modifications have the essential permission from the Cheshire East council. If the residence is in one of Crewe’s conservation areas, and no evidence of planning authorisation can be found, your solicitor will advise you on the next steps to take (for example, reinstalling the windows with ones that are sympathetic to the area, or to obtain retrospective planning permission). To discuss your needs and to obtain your free, fixed-fee quote, contact our team on 0800 038 6699.

Q.

Which zones of Crewe are protected by a conservation area?

A.

There are a number of conservation areas located near Crewe. Conservation areas in Crewe include Green. The local council will be able to provide more details about local conservation areas, and the solicitor handling your purchase address the consequences of purchasing property in a conservation area.

Q.

We are buying a medieval barn conversion in the parish of Rostherne. Will a chancel search be necessary?

A.

A solicitor may suggest that a chancel search is ordered, irrespective of the parish in which the house being purchased is located. In older areas of Crewe, chancel repair has the potential to be charged on the owners of a house where parish councils may have not done so in the past. Even if liability is unlikely, indemnity insurance is a sensible precaution.

Q.

The estate agent we're using in Hebburn has named the firm of solicitors which they often use. Will it be easier to use this firm?

A.

An agent will often endorse a conveyancing firm, however, these referrals should be compared against alternatives, such as local solicitors, or firms found online, as there is a risk that an agent may choose the firm which pays to the largest referral fee, not the best value for you.

Q.

How can we determine stamp duty, how much do we need to pay on a £432k Crewe property?

A.

Stamp Duty Land Tax depends on the valuation. On a £432k house or flat, stamp duty will be £12960.*

*Source: www.hmrc.gov.uk, 12/03/2013

Q.

Please suggest how to defer paying SDLT?

A.

Stamp Duty Land Tax is generally due for property over £125,000. We do not recommend any form of stamp duty avoidance. Such schemes are highly expensive and HMRC may challenge a scheme up to six years later.

Q.

What length of time should I expect it to take our property solicitor to carry out all of the conveyancing work on the lower floor of house?

A.

Completion can take anywhere between around a month and three months, which can depend on various issues, like the efficiency of the seller's conveyancing solicitor, or the speed of your lender.

Q.

The vendor appears to have installed unbecoming dormer windows which I think may infringe the Sun Street conservation area rules.

A.

Your conveyancing solicitor is required to ascertain if the property is within a conservation area, and if so, whether any modifications have the essential permission from the Cheshire East council.