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Conveyancing in Ely Q & A's

Profile photo of Lorraine Imhoff

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 10/01/18

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

By road: Ely is served by the A10 and A142. By rail: The nearest train station is Ely. By air: Ely is closest to Cambridge Airport (17 miles), Peterborough Business Airport (29), and London Stansted Airport (46).

Hospital: Princess of Wales, Lynn Road, Littleport, Ely, CB6 1DN. Council: East Cambridgeshire District (www.eastcambs.gov.uk).

Attractions: Ely Cathedral, Ely Museum, Ely Country Park, Oliver Cromwell’s House, Roswell Pits, and Stained Glass Museum.

Q.

How early should you instruct a conveyancing solicitor in Ely?

With a 'no move, no fee' guarantee (meaning you won’t get charged if things fall through), instructing a solicitor as early as possible is better, because the legal work can begin straightaway. Instructing a firm early for a sale enables information to be requested, especially from slow third-parties, even prior to accepting an offer. If you are buying, your offer may be taken more seriously if you already have a solicitor instructed. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699.

Q.

What does 'fixtures and fittings' include?

As a rule of thumb, fixtures are items that are affixed to walls and other surfaces (e.g. boilers), while fittings are free-standing items (e.g. standalone kitchen appliances, curtains, or rugs). Unfortunately, completion and agreement of a 'fixtures and fittings' form is often left to the last minute, when a dispute may jeopardise the transaction.

Q.

How is stamp duty assessed, and what should it be on a £849,000 residential property in Ely?

Stamp Duty will depend on the house's value at purchase and is triggered if it is over £125,000. In the example cited, stamp duty would be £32,450 on a £849,000 residential property.

Q.

Property environmental searches are fine, but in light of recent flooding warnings (such as the Met Office projecting more intense rainfall in the future), are they still appropriate to determine sufficient information about the local Ely flood-risk?

Flood searches carried out by the conveyancing solicitor in Ely will also include the more specialist search (such as Landmark), should the initial risk level dictate. If you are still apprehensive, try approaching a future neighbour or local resident. Or you could talk to a Cambridgeshire flood-damage business such as: Concept Buildings Solutions, 19 Robins Close, Isleham, Ely, CB7 5US (Tel: 01223 258379).

Q.

For fast legal work on the purchase of a £587,000 property in Ely, what do we need to do?

Primarily, finding a proactive, diligent conveyancer, like the ones on the panels at Homeward Legal, is critical to a fast completion. Additionally, there are several things that you, as the buyer, could do to get moving sooner. These include:

  • ordering a property survey early in the transaction
  • encouraging your conveyancer to carry out searches promptly
  • completing and returning all forms as soon as possible

For more guidance and to get your free, fixed-fee quote, contact Homeward Legal’s experts on 0800 038 6699.

Q.

What will the council tax cost me for a Forties, Band G apartment in Ely?

The council tax band should be reported in the conveyancer's title report, as well as being available on the East Cambridgeshire council website. For the 2017/2018 tax year, Ely residents could expect to pay the following rates:

  • Band A - £1,099.70
  • Band B - £1,282.98
  • Band C - £1,466.27
  • Band D - £1,649.55
  • Band E - £2,016.12
  • Band F - £2,382.68
  • Band G - £2,749.25
  • Band H - £3,299.10

Retrieved on 6 April 2017

Q.

What local factors can contaminate land in Ely, and will they be comprehensively investigated?

Many of contaminants caused by man (current and historical agriculture and industry) and by nature may ruin residential property in Ely, such as environmental radon sources. An environmental search will reveal this in more detail and your solicitor will highlight any findings in the report on title.

Q.

How long should I expect it to take our assigned property lawyer to get through all of the conveyancing work for a detached period building we are buying in Ely?

The conveyancing process can take anywhere from three weeks to twelve weeks. The duration of the conveyancing can depend on any number of factors (for example, the speed of the responsiveness of the sellers’ solicitor, or whether your solicitor has to act additionally for your lender). At Homeward Legal, though, our proactive solicitors are incentivised to get through the work efficiently and quickly, with a maximum target of six weeks. Try our online quote calculator, or give our waiting team a call on 0800 038 6699 to receive your fixed-fee quote, backed up with our ‘No Completion, No Fee’ guarantee.

Q.

If my family are buying next to church land in Ely, should we get a chancel liability search?

A.

Potentially amounting to over £100,000 in repair cost obligations, chancel liability should be considered by buyers of Ely property likely to be affected. As a result of the Land Registration Act 2002, interest over any affected land in Ely must be registered by October 2013. This will make it easier to identify affected property through a chancel search. Ely church lands where a chancel search may be appropriate include Cathedral, St Mary's Church and St Peter.

Q.

Do I need to get a home buyers survey for our house purchase?

A.

It is highly recommended that buyers instruct a property surveyor to carry out a survey. Buyers should be aware that there are a range of concerns that have a negative impact on a property. These include insect infestation and rotten roof timbers, and these will not be addressed by your conveyancing solicitor.

Q.

Would you state taking steps to defer paying stamp duty land tax?

A.

Stamp duty commonly must be paid on residential property valued at over £125,000. We do not advise home buyers arrange any stamp duty mitigation, as such schemes are expensive and unreliable.

Q.

What designated conservation areas are there in Ely?

A.

These areas conserve neighbourhoods designated as being of historical merit. These restrictions may impose liability on a buyer for unauthorised alterations made by previous owners, but the benefits will include properties can be easier to sell. Your solicitor will provide more details.

Q.

If contaminated land is found in an Ely environmental search, can the soil be cost-effectively remedied?

A.

Remediation of contaminated land in Ely is possible is some cases. For additional information, contact Cornwell G & A, Lane Farm, Wardy Hill, Ely, CB6 2DS.

Q.

Property environmental searches are fine but in light of recent flooding such as the Met Office projecting more intense rainfall in the future are they still appropriate to determine sufficient information about the local Ely flood risk?

A.

Flood searches carried out by the conveyancing solicitor in Ely should also include the more specialist search (Landmark) if required.

If you are still apprehensive try to approach a neighbour or local resident or nearby Cambridgeshire flood damage business such as: Concept Cambridge, 19 Robins Close, Isleham, Ely, CB7 5US Tel: 01223 258379.

Q.

What causes Ely property legal work for a purchase to take weeks more than planned?

A.

The legal work undertaken to transfer a property in Ely could be lengthy for many reasons. In some cases, the causes are beyond the solicitors' power. Homeward Legal understand how frustrating these are and do our best to minimise their consequences where possible by, for example, ordering searches as early as possible.