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Conveyancing in Dunvant Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/04/17

Pertinent local travel and public service facts and figures -

Gowerton station is about 2 miles from Dunvant. Swansea Airport is 2 miles from Dunvant.

The nearest hospital is Fairwood Swansea.

Q.

How do we find the best conveyancing rates for a 437,000 house?

A.

Several firms offer so-called 'the cheapest conveyancing quotes'. Unfortunately extra costs may be added into the solicitor's terms of engagement. These terms are often ignored by excited home owners, eager to get underway. Any extra costs should be clearly defined. Our quotes clearly state all legal fees for a standard conveyancing transaction.

Q.

Will it be necessary to get a chancel search if I am buying in the parish of Michaelston-le-Pit?

A.

The property lawyer could recommend a chancel search. In Dunvant's much older areas, chancel repair dues can be collected on current owners of a property where Parochial Church Councils have previously chosen not to do so. In the event that chancel liability may apply, your solicitor might recommend insurance rather than pulling out of the purchase.

Q.

Dunvant conveyancing solicitors apply for a variety of property conveyancing searches if instructed by a property buyer, but which particular ones?

When you are taking out a mortgage a mortgage lender mandates a solicitor to get at least specific searches, including the following Local Authority, Drainage and Water Search and Environment Search, and occasionally unique particular e.g. a Limestone Search.

Q.

How is contaminated land in Dunvant identified when purchasing?

A.

Residential property will be contaminated by a wide range of natural causes. Contaminants including a proximate telecommunications base station should be considered as part of the appropriate search.

Q.

We are buying on a former industrial site. Could the topsoil be contaminated by industrial waste like caesium?

A.

Even where some contamination has occurred in Dunvant, risk levels are usually low. The local authority for Dunvant will be able to provide more detail on cases of contamination.

Q.

Will I need to get a chancel search? We are buying a Dunvant apartment next to a church constructed in the 17th Century.

A.

Where land in Dunvant was once owned by a lay-rector, new owners of that property may be obliged to subsidise maintenance of nearby church property. Liability has the potential to impact the value of a property, but insurance is available should an obligation to fund repairs be enforced.

Q.

At what point is it appropriate to instruct a solicitor to act on our purchase?

A.

In the majority of situations, earlier is preferable. A number of sources suggest holding off instruction until an offer is accepted, but delays can risk the other side pulling out, particularly in uncertain market conditions.

Q.

How is stamp duty tax calculated, what should it be on a £195000 house?

A.

SDLT in Dunvant depends on the home's value. It is £1950 on a £195000 property.

 
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