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Conveyancing in Essington Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 12/04/17

Read about the area ;

Bloxwich North station is about 2 miles from Essington and the nearest airport to Essington is Wolverhampton Business Airport Airport (12 miles). Birmingham Airport is 19 miles and away.

Essington is nearby at about half a mile off the M6 junction entry 10a Southbound.

Wolverhampton, New Cross is the nearest hospital to Essington.

Q.

How do I get the cheapest Essington conveyancing quote?

A.

Both high-street and online property lawyers promote cheap conveyancing quotes. Often extra fees may inflate the solicitor's invoice. Third party costs, termed disbursements, to be paid must also be stated on the quote

Q.

Where do I discover more data on the standard of conservation areas in Essington?

A.

Conservation areas in Essington, for instance public spaces, loft extensions or street posts are handled by the local Walsall planning authority. Following a campaign, English Heritage now maintain a list of the condition (poor to good) of conservation areas.

Q.

What searches should my Essington property solicitor get on a Essington home?

A.

The routine conveyancing protocol is to get the following Local Authority (personal or official), Drainage and Water Search (CON29DW or personal), Environmental and Limestone Search and perhaps specific searches e.g. a Chancel Check.

Q.

Will you need a chancel search? I am purchasing a Essington residence by a 17th Century priory.

A.

As a result of chancel repair liability, the owners of property in Essington which was once owned by a 'lay rectors' can be liable for repairs to nearby church land. A chancel search will confirm

whether liability for Essington properties is likely to exist. Your solicitor will suggest an appropriate indemnity policy to address chancel liability. Essington churches where a chancel search may be appropriate include S.John the Evangelist.

Q.

Does my assigned Essington lawyer tell me about the cost of council tax for a Band E building before exchange?

A.

The lawyer will liaise with the relevant council to discover the latest council tax rates, which will then be written in the report on title. The latest council tax rates for Essington are set out in detail at the Walsall council site. At the time of authoring on 09 September 2012 band rates are:

  • Band A - £1,021.00
  • Band B - £1,191.00
  • Band C - £1,362.00
  • Band D - £1,532.00
  • Band E - £1,872.00
  • Band F - £2,213.00
  • Band G - £2,553.00
  • Band H - £3,064.00

Q.

How is stamp duty determined, and what amount should we budget for a £234000 Essington property?

A.

The rate of stamp duty that will be due will depend on the purchase price. For a house purchased for £234000, SDLT will be £2340 (information correct August 2012).

Q.

Are buyers frequently gazumped in Essington?

A.

Gazumping arises when a buyer's offer is rejected, following initial acceptance, by the property seller and then selecting a better offer. Although being gazumped is less common in a declining market, there will always be a danger. Instructing your conveyancing solicitor as soon as possible is a key first step to reducing this risk.

Q.

In relation to the major flooding last year in the Midlands I am wondering whether property environmental searches may not be detailed enough?

A.

A good conveyancing solicitor in Essington will suggest that you get informative environmental searches if the standard search spots a significant risk Essington flooding risk.

Why not contact a next door neighbour to get further assurance.

 
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