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Conveyancing in Didsbury Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 20/04/18

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

By road: Didsbury is served by the M60, A5103 and A5145. By rail: The nearest train station is East Didsbury. By air: From Didsbury, the nearest airports are Manchester Airport (6 miles), Liverpool John Lennon Airport (36 miles), and Hawarden Airport (42 miles).

Hospital: Withington Community, Nell Lane, Manchester, M20 2LR. Council: Manchester City Council (www.manchester.gov.uk).

Attractions: Manchester United Museum and Tour Centre, Gallery of Costumes, Museum of Hatting, Parsonage Gardens, and Stockport Air Raid Shelters

Q.

What causes sale-conveyancing work to take such a long time?

The legal work needed to sell or purchase a house or flat can be lengthy. Homeward Legal does the best job to minimise their impact whenever possible by driving the sale or purchase forward with proactive communication. For more information, try our quote calculator, or call our team of experts on 0800 038 6699 to obtain your fixed-fee quote.

As our move to Didsbury is an expensive business, we need to cut costs where possible. We’ve heard about schemes to avoid paying stamp duty, but how do we go about taking advantage of them?

Q.

At what point do we need to instruct a conveyancer to handle our purchase in Didsbury?

With very few exceptions, the faster you instruct a solicitor the better, as conveyancing involves various tasks that can be performed immediately, thereby giving you a head start. Instructing your solicitor sooner can also limit the risk of your transaction stalling.

Q.

Will the house's ‘fixtures and fittings’ form list things such as light switches?

House-buyers are often confused by the vagueness surrounding which fixtures and fittings will be included with a property. To avoid misunderstandings, a ‘fixtures and fittings’ form should be agreed. This will clarify precisely which items will be sold with the property. Generally speaking, ‘fixtures’ are items which are attached to walls, ceilings or floors, while ‘fittings’ are items that can be easily moved.

Q.

Is gazumping common in Didsbury?

Gazumping occurs when the first buyer's offer is later rejected by the house-seller, in preference of a greater offer. The chance of gazumping exists for almost any purchase until the exchange of contracts, when the transaction becomes legally binding. Instructing a fast, efficient solicitor as soon as you can should help to mitigate this risk. Homeward Legal on 0800 038 6699 to find out more and to get your fixed-fee conveyancing quote

Q.

What is the council tax on a terraced property in Didsbury?

Your appointed solicitor, as one of the common components of the conveyancing process, will contact the civic authority responsible for council tax (here Manchester City Council) to ascertain the precise band and the tax rates you will be required to pay. This information will be detailed in the report on title. For the 2016/2017 tax year, Didsbury’s rates were:

  • Brand A - £956.74
  • Band B - £1,116.19
  • Band C - £1,275.65
  • Band D - £1,435.12
  • Band E - £1,754.04
  • Band F - £2,072.95
  • Band G - £2,391.86
  • Band H - £2,870.24

Retrieved 11 March 2017

Q.

Which mortgage lender panels in Didsbury are you on?

Most lenders in Didsbury are on our Didsbury solicitors' panel. Didsbury lenders and mortgage specialists include:

  • Barclays Bank PLC, 753-755 Wilmslow Road, Manchester, M20 6RN
  • Clayton Hulme Patnership, 101a Lapwing Lane, Manchester, M20 6UR
  • Jordan Fishwick Financial Services Ltd., 757-759 Wilmslow Road, Manchester, M20 6RN

The solicitor managing the legal work for your move should be able to carry out any relevant lender-imposed searches or checks.

Q.

The estate agent we are using in Didsbury has recommended the property solicitor they normally work with. Do I need to instruct them?

It is common for agents in Penrith to endorse one or more conveyancing firms. However, such referrals must be carefully considered, as there is a risk that the agent may suggest whichever firm pays the most per referral, and not the best value for you.

Q.

Are there many areas of conservation in Didsbury?

A.

The neighbourhoods in or near Didsbury will include a range of areas of historical merit recognised as conservation areas. You may wish to contact the local council for further information, but your property solicitor will investigate this in detail.

Q.

Do we need to get a chancel search? I am purchasing in Didsbury.

A.

In Didsbury, some owners can be required to pay for maintenance of a church in the area. Liability has the potential to impact the value of a property, but insurance is available should an obligation to fund repairs be enforced. Didsbury Church of England properties where chancel liability may apply include Christ Church, Barlow Moor Road, Emmanuel and St James.

Q.

How long should I expect it to take our assigned conveyancing solicitor to carry out the conveyancing work on the top floor of sixties house we are buying?

A.

It can take anywhere from 1 month to 12 weeks, which can depend on any number of issues, like the efficiency of the seller's property lawyer, or the length of the chain.

Q.

May our legal charges incorporate any additional costs?

A.

Homeward Legal will never charge any additional charges regardless of circumstances. You should be aware that some solicitors' firms will give a low estimate, not an accurate quote. You may face a much greater total fee when you have completed.

Q.

The property seller appears to have installed unsympathetic cladding on the property in Didsbury which we think might break local conservation area criteria

A.

The property solicitor to see whether the property is affected by a conservation area and whether any alterations have required permission from the local authority.

Q.

What type of analysis into the risk of flooding to properties in Greater Manchester will the conveyancing solicitor in Didsbury check out for a Sixties property I am going to purchase?

A.

A qualified residential property lawyer will conduct standard formal environmental searches, which include Didsbury area flood risk information.

Q.

The estate agent we are using in Penrith has named the property solicitor. Do I need to instruct them?

A.

It is common for agents in Penrith to endorse one or more conveyancing firms, however, such referrals must be carefully considered, as there is a risk that the agent may suggest whichever firm pays the most per referral, not the best value for you.