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Conveyancing in Crewe Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/10/17

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.

Would you recommend that we get a chancel search? We are buying in Crewe.

A.

Property owners near to local churches must contribute towards the cost of repairs, where chancel repair liability exists. A number of sources are used to identify liability, including maps of Crewe's parish boundaries. Ecclesiastical properties in the local area where a chancel search may be appropriate include All Saints & St Paul, Christ Church, St Andrew and St Barnabas.

Q.

The web is awash a plethora of helpful manuals about DIY conveyancing. In which case, do I need a lawyer in Crewe ?

A.

There is no argument why a buyer shouldn't carry out the bulk of the your own conveyancing without an expert Crewe property solicitor. That said, a solicitor juggles a long list of roles from such as checking redemption statements or interpreting management accounts some of which need a qualified professional. Fundamentally amateur lawyers will not have the appropriate insurance which qualified legal practices are liable to be required to obtain.

Q.

With a house ready to buy , how can we ensure fast conveyancing?

A.

It is well established that contacting a proactive property lawyer is key buying faster. There are a range of things you, as the purchaser, could do to get moving sooner, such as, requesting status updates from the property lawyer regularly, completing all forms as soon as possible and arranging your mortgage offer.

Q.

Are your low cost solicitors that experienced enough to handle fast completions on the conveyancing of property auction properties in Crewe?

A.

Our team put together legal documentation for vendors and regularly do the legal work for sellers at auction. Very often unusual houses e. g. un-mortgageable properties, are included in auctions which require additional review. Conveyancers therefore encourage that buyers formally appoint a residential conveyancing solicitor well before the day of the auction to allow sufficient time for an investigation of the documents.

Post day of bidding the property conveyancing lawyer is fully focused on finishing the legal work inside as short a time frame as required by the auction conditions.

Q.

Which local authority is responsible for Crewe?

A.

Crewe is located in Cheshire East Council, Westfields, Middlewich Road, Sandbach, Cheshire, CW11 1HZ, contact: 0300 123 55 00

Q.

I am purchasing a modern property. Is it necessary that property searches are carried out?

A.

These searches are questions undertaken on behalf of the purchaser, which may include a commons registration search. These are not used to identify physical problems such as chimney defects.

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.