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Conveyancing in Heysham Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/10/17

Commuting from the area? ;

Heysham's closest station is Heysham Port and Walney Aerodrome Airport is 16 miles from Heysham. Blackpool International Airport is 20 miles and away.

Morecambe, Euston Rd Day is a relatively close hospital to Heysham.

Q.

What are the best rates for conveyancing for a £405,000 house?

A.

Many online and high street firms offer supposedly cheap conveyancing. However extra charges can inflate your final bill. Fees found in terms and conditions should be fair and reasonable and only come into force where your solicitor is required to complete extra work , which could not be anticipated at the start of the process.

Q.

Does a property lawyer in Heysham order any property on the Lancashire period terraced home we are buying?

A.

If you are applying for a mortgage the lender will expect at least the following for Heysham: Local Authority (personal or official), Drainage Search (Con29DW) and Environmental and, depending on certain criteria, special local Heysham searches such as Commons Registration Search.

Q.

We are buying a 1950's property. Should we have conveyancing searches done?

A.

Searches are an accepted pack of questions carried out on your behalf, such as a limestone search. Searches will not identify structural issues like wet rot.

Q.

Does my assigned Heysham conveyancing solicitor report back to me about the amount of council tax to be paid for a Band A cottage before completing on the purchase?

Your property solicitor will liaise with the council to ascertain the most up to date council tax rates, which should then be set out in the report on title. The latest council tax rates for properties in Heysham are tabled on the Lancaster local authority website. As at (16 November 2012) rates for all bands are:

  • Band A - £1,018.00
  • Band B - £1,187.00
  • Band C - £1,357.00
  • Band D - £1,527.00
  • Band E - £1,866.00
  • Band F - £2,205.00
  • Band G - £2,544.00
  • Band H - £3,053.00

Q.

Do your panel of solicitors specialise the conveyancing for property auction properties in Heysham?

A.

Homeward Legal is very knowledgeable with buyers at auction. We typically encourage bidders to formally appoint their chosen lawyer well in advance of the date of the auction to allow adequate time for a review. Post property auction date your Homeward Legal solicitor is totally prepared for swiftly concluding the legal side of things within the limited time frame as conventionally required .

Q.

Which elements help with arranging a fast conveyancing process?

A.

Instructing a proactive solicitor is crucial to moving faster. When selecting a solicitor, ask yourself the following: Are they 'no move, no fee'? This can incentivise a faster transaction. Was there a delay delivering a quote? Which communication methods do they use? Days can be wasted waiting for letters in the post which could be emailed or faxed.

Q.

How is Stamp Duty Land Tax rates determined?

A.

SDLT in Heysham is based on the value of the house or flat. Stamp duty will be £10470 on a £349000 residential property.*

*Accurate as of May 2012

Q.

How is Heysham contaminated land investigated?

A.

A broad range of contaminants caused by human activities can affect land, and an environmental search will confirm if a specific property is impacted by contaminants in Heysham like nearby waste management facilities or environmental radon sources.