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Conveyancing in Grimsby Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/10/17

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

By road: Grimsby is served by the A16, A46, A180 and A1031. By rail: The nearest train station is Grimsby Town. By air: The two closest airports to Grimsby are Humberside Airport (14 miles) and Doncaster Sheffield Airport (50 miles).

Hospital: Diana, Princess of Wales, Scartho Road, Grimsby, DN33 2BA. Council: Northeast Lincolnshire (www.nelincs.gov.uk).

Attractions: Grimsby Minster, Grimsby Dock Tower, People’s Park, Grimsby Fishing Heritage Centre, Time Trap Museum, and Waltham Windmill.

Q.

Will my quote conceal any supplementary fees?

No. Homeward Legal’s solicitors do not hide any fees for your standard conveyancing quote. If you are comparing quotes with other companies, be aware that some conveyancers give 'quotes' which are little more estimates, which could be totally different to your final invoice. At Homeward Legal, our fixed-fee quotes are transparent and clearly laid out so you know what constitutes a fee and what comprises a disbursement. 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.

Can I circumvent paying stamp duty on our new property we are buying in Grimsby?

Stamp Duty Land Tax (SDLT) must usually be paid on home-purchases over £125,000, with the derivation of the duty being based on a number of factors, but primarily the purchase price. Homeward Legal strongly advise against any stamp duty mitigation. Such schemes are highly expensive and often likely to fail. The government runs occasional legitimate schemes to assist buyers. Your lawyer will be able to tell if there are any in operation and whether you are eligible to take advantage of them.

Q.

We are buying a new house developed on a brownfield site in Grimsby. Is it possible for the topsoil to still be contaminated?

Soil contamination is closely monitored by both the local council and governmental organisations. The local authority for Grimsby (Northeast Lincolnshire Council) will be able to provide more information on cases of contamination. Your conveyancing lawyer will also provide detail from the environmental search in the report on title.

Q.

Will the conveyancer report on the amount of council tax to be paid for a Band C maisonette in Grimsby prior to completing on the purchase?

Your home’s relevant council tax band will be highlighted in the title report, as well as by the local council. The latest charges for Grimsby are listed on the Northeast Lincolnshire local authority site (see the head of these FAQs for a link to click). For Grimsby, the rates for the 2017/2018 tax year are:

  • Band A - £1,123.03
  • Band B - £1,310.21
  • Band C - £1,497.38
  • Band D - £1,684.55
  • Band E - £2,058.89
  • Band F - £2,433.24
  • Band G - £2,807.58
  • Band H - £3,369.10

Retrieved on 20 March 2017

Q.

Would acquiring a Homebuyer Report be advisable when buying a house in Grimsby?

It is highly recommended that all purchasers order a survey. There can be many problems that might affect a property (including flat roof leaks, broken drainage, etc.), and these will not be addressed by your conveyancing solicitor.

Q.

Is there any way we can hurry up and complete on the sale of our refurbished property in Grimsby inside a month?

Our expert panel of solicitors have an extremely efficient approach to fulfilling the transfer of title as quickly as possible. We only ever work with solicitors, regulated by the Solicitors Regulation Authority, who communicate through the whole of the buyer and seller chain. Also, our property lawyers are chosen because they always use leading-edge case management technology to complete the legal work as early as possible. Give Homeward Legal’s team a call on 0800 038 6699 to discuss your conveyancing requirements and to obtain your free fixed-fee quote.

Q.

With regards to the risk of local flooding in Lincolnshire, what additional enquiries will the conveyancing solicitor advise us to order for a Sixties home in Grimsby?

The conveyancing lawyer will conduct environmental searches, which will include data on the flood-risk in the Grimsby area. If the level of risk deems it necessary, your solicitor will apply for a more in-depth flood-risk search. This is a disbursement passed on to you at cost.

Q.

For a speedy exchange and completion on the purchase of a £389,000 semi-detached house in Grimsby, what should we do to guarantee the acceleration of the transaction?

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:

  • Do they offer 'no move, no fee' protection? This can incentivise a faster transaction.
  • Do they offer 'instant' online quotes?
  • Are phone, fax and email their preferred methods of contact?

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 owner appears to have added inappropriate dormer windows on the house which may break the Central Area conservation area rules.

A.

Local authority enquiries carried out by the solicitor in the process of the conveyancing will determine if the property is within a conservation area and evidence of permission for changes to the property will be asked for.

Q.

Property conveyancing searches are compiled from past data and when you factor in recent weather changes for instance the major flooding in Sept 2012 in the East Midlands are they sufficient to establish sufficient information about the evolving Grimsby area flood risk?

A.

A thorough property solicitor in Grimsby will recommend that you also get rigorous flood risk searches if the environmental searches determine a Grimsby flood risk.

It may be prudent to get in touch with a neighbour of the property for extra local information if you are still worried or local Lincolnshire flood repair builder - such as: Grove Decorators, 8 Weelsby Grove, Grimsby, DN32 0AG Tel: 01472 238513.

Q.

Will a conveyancer in Grimsby conduct personal or official searches on my property purchase?

A.

The conveyancing solicitor will brief you regarding the best route, depending on factors like building society requirements. If personal searches are used, your conveyancing solicitor might perhaps try to find a search agent wit local experience like N R KERSEY, 6 Wood Close, Scartho, Grimsby, Lincolnshire, DN33 2QB Tel: 01472827277.

Q.

I am purchasing a building in Grimsby. How do I verify if the building is in a conservation area?

A.

With 9000 such areas listed throughout England, the areas in or near Grimsby will include several areas of conservation. Holme Hill, Central Area and Great Coates are among the conservation areas in Grimsby. Your conveyancing solicitor will be able to offer more information and discuss the relevant responsibilities, regarding specific conservation areas in Grimsby.

Q.

What kind of additional enquiries in relation to the potential risk of local flooding to properties in Lincolnshire will the conveyancing solicitor in Grimsby advise on for a Sixties home we intend to buy?

A.

The conveyancing lawyer conducts environmental searches, which include Grimsby flood risk area data information.

Q.

How early should I arrange a conveyancer to act on our purchase?

A.

With few exceptions, the earlier, the better, as there are several tasks that can be carried out immediately. Prompt instruction of a firm to act for you on your Grimsby transaction for a sale can mean that information, especially from slow third-parties, can be requested even prior to accepting an offer, whereas if you are buying you can shave days off the process by having the details of your instructed solicitor ready when you make an offer.

Q.

Will my legal charges conceal any supplementary hidden fees?

A.

No. Our solicitors do not hide any hidden fees for your standard conveyancing. If you are comparing quotes, consider that some conveyancers give 'quotes' which are in fact estimates, which could be totally different to your final invoice.