By Frances Traynor
19th October 2017
"Teamwork is essential for an easy home move."
If you are selling or buying in Dunstable, you must instruct a property lawyer to complete the conveyancing work for you.
Homeward Legal's solicitor panel have years of experience of conveyancing in Dunstable and across Bedfordshire and our pragmatic approach often means we complete the transaction faster than other firms.
Conveyancing solicitors who carry out all the legal work for your sale or purchase for a fixed price.
We do not charge you any conveyancing fees for buying and selling a home, if for any reason your Bedfordshire house move does not complete.
With local conveyancing expertise, our CQS solicitors will guide you through the legal process.
No additional fees whatsoever.
By road: Dunstable is served by the M1, A5 and A505. By rail: The nearest train station is Dunstable Town. By air: Dunstable is closest to these six airports: London Luton Airport (9 miles), Elstree Aerodrome (22), Wycombe Air Park (29), Northolt Jet Centre (35), London Heathrow Airport (36), and London Heliport (41).
Hospital: Luton and Dunstable University, Lewsey Road, Luton, LU4 0DZ. Council: Dunstable Town (www.dunstable.gov.uk).
Attractions: Ivinghoe Beacon, The Little Theatre, Dunstable Downs, Whipsnade Zoo, Whipsnade Tree Cathedral, and Dunstable Priory.Q.
It is unfortunate but buyers must be aware of considerable extra costs hidden in the small print of some lawyers’ terms of engagement. At Homeward Legal, though, we will not charge any hidden costs. It really is as simple as ‘what you see is what you get’ with us. Sometimes a large volume of additional work is necessary (such as sorting out a will or ordering additional searches). Homeward Legal’s quotes ensure clarity in the distinction between what comprises the solicitor’s fees and what constitutes the disbursement costs. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote backed up with our ‘No Move, No Fee’ guarantee.Q.
Chancel liability repair costs can run into hundreds of thousands of pounds, which owners of affected property will be compelled to pay on demand to the Dunstable Church council. Some names or words such as 'priory' or ‘rectory’ give an indication of a property's history, and thus whether chancel liability might apply. Ecclesiastical properties in this area include:
With 9000 conservation areas throughout England, the streets and neighbourhoods in or near Dunstable will include a number of areas of architectural or historic interest, which are registered as protected. Dunstable itself is named as a conservation area. Your solicitor will be able to provide more details as part of the standard search bundle.Q.
The Stamp Duty Land Tax (SDLT) rate depends on a number of factors but principally on the price you bought your property for. If your building was purchased for under £125,000, you will not have to pay any stamp duty. In the example cited, the duty owed would be £13,750 on a property bought for £475,000. 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.
The solicitor will consult with Central Bedfordshire council to ascertain the most up-to-date council tax rates and to confirm your property’s tax band, which will be detailed in the conveyancing report on title. Council tax rates for properties in Dunstable are tabled online at the council site. The 2016/2017 council tax rates were:
Retrieved on 11 March 2017Q.
There is absolutely no legal issue with you performing the conveyancing without the help of a property solicitor. That said, a conveyancing solicitor carries out a large number of jobs (such as drafting contracts or locating
planning documents), some of which need adequate training and experience. DIY-conveyancing, by its nature, can lead to delays and may jeopardise your move entirely. More importantly, amateur lawyers take huge risks in operating without applicable insurance that legal practices are obliged to get. Give Homeward Legal’s team a call on 0800 038 6699 to discuss your conveyancing requirements and to obtain a free fixed-fee quote.Q.
Homeward Legal supports the position of the Royal Institution of Chartered Surveyors, which advises property-buyers to order a structural survey. There can be many unforeseen issues with a house that might affect the purchase, such as insect infestation, falling roof timbers, broken drainage and so on. These are not part of the remit of the conveyancing process, so it makes sense to instruct a building surveyor for peace of mind.Q.
Key to an increase in the pace of the conveyancing transaction is to instruct a property lawyer as early as possible. When choosing a property lawyer, you should consider these questions:
Homeward Legal offers this and more. To discuss your needs and to obtain your fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.Q.
The solicitor will consult with the Central Bedfordshire local council to ascertain the most up to date council tax rates, which will be detailed in the conveyancing report on title.
Council tax rates for properties in Dunstable are tabled online at the Central Bedfordshire council site. On, 02 September 2012, the rates are:
Your instructed conveyancing solicitor will make enquiries to find out if the property is inside a conservation area and whether any modifications have required permission from the local council.Should no authority consents be produced the solicitor will inform you of the options such as purchasing an indemnity policy or seeking retrospective consent from Central Bedfordshire council.Q.
We heavily advise that Dunstable property purchasers book a home surveyor to carry out a survey. A range defects can negatively affect a property. These include ground movement. Such issues will not be considered during the conveyancing work itself.Q.
A range of contaminants caused by natural causes and human activities has the potential to affect property, and factors such as limestone or gypsum quarrying will be considered as part of the environmental searches.Q.
The property solicitor may suggest that a chancel search be taken out. In Dunstable's much older areas, chancel repair has the potential to be charged on current owners of a home where parish councils may have spared previous owners or tenants. It is not safe to rely on the historical behaviour of the parish council alone as a guide.Q.
Stamp Duty is calculated based on the house's value. On a £879000 house, stamp duty will be £35160.*
*Accurate as of 01/02/2013Q.
There is absolutely no argument why you should not carry out the conveyancing without the help of Dunstable property solicitor.
That said, a conveyancing solicitor carries out a large number of jobs such as drafting contracts or locating planning docs some of which need adequate training. More importantly amateur lawyers take huge risks in operating without applicable insurance that legal practices must get.