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Conveyancing in Doncaster Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/10/17

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

By road: Doncaster is served by the M18, A1(M), A630 and A638. By rail: The nearest train station is Doncaster. By air: Doncaster Sheffield Airport is 7 miles from Doncaster, while Retford (Gamston) Airport is 24 miles.

Hospital: Park Hill, Thorne Road, Doncaster, DN2 5TH. Council: Doncaster Metropolitan Borough Council (www.doncaster.gov.uk).

Attractions: St. George’s Minster, Sandall Beat Wood, Cusworth Hall, Yorkshire Wildlife Park, Conisbrough Castle, and South Yorkshire Aircraft Museum.

Q.

I have a low conveyancing quote from Homeward Legal: Am I likely to be asked to pay additional costs later down the line?

No. Homeward Legal do not hide any extra fees for standard conveyancing legal work. Some websites offer unrealistically low 'quotes' that are in fact estimates, which they will not be required to adhere to. Often, there are extra costs highlighted in the small print of the terms of engagement. At Homeward Legal, our quotes offer a clear, itemised 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 a Homebuyer Report necessary if we are purchasing a mid-terrace house on the outskirts of Doncaster?

There is no stipulation that you need a structural survey for your intended property in Doncaster for the move to go ahead. However, Homeward Legal strongly advises that you appointed a chartered surveyor to undertake a survey. There is a range of issues that can negatively affect a property (such as wet rot, woodworm infestation, or evidence of subsidence), which will not be addressed during a property valuation.

Q.

Are conveyancing searches disbursements or fees?

For some legal firms, the difference between fees (the charges by the solicitor’s firm) and disbursements (payments to a third party) may not be clear. The costs for conveyancing searches are disbursements and not fees, and these expenses are passed on to the buyer at cost. At Homeward Legal, our straightforward approach to detailing the conveyancing quote makes the distinction completely clear. 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.

Of the large mortgage lenders in Doncaster, who is on your panel?

Most lenders in Doncaster, who are approved by the Council of Mortgage Lenders, are on Homeward Legal’s solicitor panels. Local mortgage lenders and brokers working in proximity to Doncaster include:

  • Cash Shop, 19 French Gate, Doncaster, DN1 1PZ
  • Mortgage Choices Ltd., 24 Hall Gate, Doncaster, DN1 3NG
  • Q. S. Mortgage Brokers Ltd., 262 Bentley Road, Doncaster, DN5 9QP
Q.

How long will it take for our conveyancer to do all the conveyancing needed for a flat, in a Victorian building, that we hope to buy in Doncaster?

Most people, who have been exposed to the conveyancing process during the sale or purchase of their property, will acknowledge that the speed of the process can leave a lot to be desired. On average, the time needed to complete everything is between one and three months, dictated by the number of issues surfacing that may affect the smoothness of the transaction. With the experienced solicitors at Homeward Legal, every purchase is handled as fast as possible, without compromising on service, using solicitors who are highly proactive. We aim to complete the conveyancing work within six weeks.

Q.

What will be the council tax charge on my end-of-terrace house in Doncaster? I think it might be Band B.

Your appointed conveyancing solicitor will contact the council responsible for defining the council tax rates and banding. The charge for the tax year in which exchange of contracts

completes and the band for your property will highlighted in the report of title, prepared by your solicitor. Detailed information on council tax charges is published on the Doncaster local authority website (refer to the public services information section at the head of these FAQs). The charges for the 2016/2017 tax year in Doncaster are:

  • Band A - £940.75
  • Band B - £1,097.52
  • Band C - £1,254.32
  • Band D - £1,411.11
  • Band E - £1,724.70
  • Band F - £2,038.27
  • Band G - £2,351.86
  • Band H - £2,822.22

Retrieved 16 February 2017

Q.

The purchase of my £168,000 Doncaster house is scheduled to complete in the next few weeks. How is stamp duty assessed?

The Stamp Duty Land Tax (SDLT) rate that will be due will depend on the property's value at purchase. SDLT is triggered once the purchase price goes over £125,000. Using the cited example, the duty owed would be a charge of £860 on a property bought for £168,000. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

Q.

How much is the council tax on a Fifties end of terrace home in Doncaster?

A.

Conventionally a conveyancing report on title should give the appropriate Doncaster council tax band.

The latest council tax rates for Doncaster are detailed on the Doncaster council site. As at, 09/06/2012, rates for all bands are:

  • Band A - £883.00
  • Band B - £1,030.00
  • Band C - £1,177.00
  • Band D - £1,325.00
  • Band E - £1,619.00
  • Band F - £1,913.00
  • Band G - £2,208.00
  • Band H - £2,649.00

Q.

Will we need a chancel search if we are intending to buy in the parish?

A.

Whichever Doncaster parish in which you are buying, a property solicitor may suggest a chancel search. In Doncaster's much older areas, chancel repair can be imposed on the current owners of a home where parish councils have previously chosen not to do so, so it can be difficult to use this as a guide.

Q.

When in the process do I need to find a solicitor?

A.

The short answer is, the faster you instruct the better, as conveyancing involves a number of tasks that may be performed immediately. Early instruction of a conveyancing solicitor for a purchase means that your offer may be taken more seriously if you already have a solicitor instructed, or, if you are selling a property, relevant information can be sourced sooner (this is particularly true for leasehold properties).

Q.

Would it be realistic to take care of legal conveyancing process on our own.

A.

Should you desire t try you can practically undertake the greater majority of the legal and technical work without formally instructing lawyer in Doncaster. All legal practices would argue that this is a hazardous thing to do as amateur lawyers don't have the correct indemnity cover which qualified legal firms are compelled to have.

Q.

For what reason does sale conveyancing work seem to be so slow?

A.

Conveyancing could be subject to numerous interruptions or delays. We strive to minimise the consequences of these delays where viable.

Q.

I am preparing to move from our terraced property in Doncaster into a new abode in Cudworth what is the right point to select a house removal firm?

A.

The ideal point is for buyers to avoid agreeing the removals until after you have contractually agreed the final move date which happens once exchange of contracts. Typically firms might impose a late cancellation fine

Speak to S S S Removal Services, 20 Abbott Street, Doncaster, DN4 0AU Telephone: 01302 364960 or Man With Van, 1 Crimpsall Rd, Doncaster, DN4 0BQ on 01302 355289.

Q.

Would you recommend that I get a chancel search if we are purchasing a Doncaster flat close by a 12th Century 'parson's close'?

A.

The judgement in a landmark case in 2003 confirmed that chancel repair liability could be enforced. Several sources are used to determine liability in Doncaster, including maps of Doncaster's parish boundaries. Ecclesiastical properties in this area where a chancel search may be necessary include St Leonard & St Jude, St Oswald and Holy Trinity.