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Conveyancing in Huddersfield 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 Huddersfield -

By road: Huddersfield is served by the M62, A62, A629 and A642 By rail: The nearest train station is Huddersfield. By air: Leeds Bradford Airport is 22 miles from Huddersfield, while Doncaster Sheffield Airport is 48.

Hospital: Huddersfield, Birkby Hall Road, Huddersfield, HD2 2BL. Council: Kirklees Council (www.kirklees.gov.uk).

Attractions: Rugby League Heritage Centre, Lindley Clock Tower, Lockwood Viaduct, Beaumont Park, Castle Hill, and Kirklees Light Railway.

Q.

We need to find low-cost conveyancing in Huddersfield. What do you charge for the legal fees on a £581,000 home?

This can be quite confusing, because there are so many online and high-street firms who claim to offer 'the cheapest conveyancing quotes'. However extra costs are often hiding in the terms of engagement. Extras ought to be fair and clearly stated so that you know what your final conveyancing bill is likely to be.

At Homeward Legal, we never hide any costs, and our quotes proffer a clear statement of your legal fees for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Our estate agent in Holmfirth has offered the firm of solicitors that they usually use. Will it be cheaper to instruct this firm?

Agent referrals are a common route to find a solicitor. Such close professional relations could provide synergies and allow the move to complete earlier. However, these referrals ought to be compared with other online or local firms. It may be the case that the agent has recommended the firm which pays them the largest referral fee, and not the best solicitor for your needs. Contact Homeward Legal’s team of conveyancers for a fixed-fee quote.

Q.

We need to know which Huddersfield lenders your lawyers are able to work with. Whose panels are you on?

Most lenders in Huddersfield are on our solicitors' panels and we work extensively with them on a regular basis. Huddersfield lenders and mortgage specialists include:

  • Santander Bank, 9-11 King Street, Huddersfield, HD1 2ER
  • Co-operative Bank PLC, 39 Market Street, Huddersfield, HD1 2HL
  • Riverside Financial Group Ltd., 8 New Street, Huddersfield, HD1 2AR
Q.

If we are looking to reduce costs, handling the legal work without the aid of a property solicitor looks attractive when buying a flat in Huddersfield. However, would it really be a money-saving idea?

Hypothetically, there is no reason why a home-mover can’t take care of the significant majority of their own conveyancing. However, a solicitor is familiar with a huge number of tasks (ranging from chasing missing documents to checking that the contract package is in order), which require a skilled professional. Besides, you will not have the relevant personal indemnity insurance that all lawyer firms are obligated to carry to protect you.

Give our solicitors at Homeward Legal a call on 0800 038 6699 to discuss your needs further and to obtain a fixed-fee quote, backed up with our ‘No Move, No Fee’ guarantee.

Q.

Unforeseeable financial circumstances dictate that we make haste and exchange contracts on the legal process on a share of a freehold flat in Huddersfield within 4 weeks. Do Homeward Legal employ fast solicitors who can help us?

Our carefully-selected solicitors always have a very take-charge approach to concluding the transfer of title for home movers to meet the clients’ needs. Homeward Legal have also invested in speed-focused case management systems, which are fully integrated with several bodies including the local civic authority, HMRC and the Land Registry.

We always give home-movers a regulated lawyer practised at communicating with everyone in the property chain, like solicitors or mortgage-lenders, to achieve a quick sale.

Q.

In the next few weeks, we are expecting to move out of our period building in Huddersfield to our next house in Elland. When is the optimum point to book a house removal firm?

Although it’s tempting to book up a removals firm early in the process, this may not be wise. Homeward Legal tend to recommend that you hold off until the completion of the exchange of contracts, since it is only at this point that a firm move date can be confirmed. You should also be aware that, if you do book a firm and have to move the date, you might lose them as they might be busy, or they may apply a rearrangement levy.

FFor more information speak to:

  • Andy Van Man, 61 West Close, Huddersfield, HD2 1BZ (Tel: 01484 968696)
  • Frank H. Jebson & Son, 2A Railway Street, Huddersfield, HD1 1JP (Tel: 01484 422351)
Q.

Is the HS2 line going to impact houses in Mirfield?

Yes, the HS2 (the planned railway line linking London to Manchester via Birmingham, Sheffield and Leeds) is likely to affect homes in Mirfield and other locations close to Huddersfield. During the work, tunnelling and other extensive construction may be a nuisance to properties along the route, as may noise pollution once the HS2 link is operational. Your conveyancing solicitor will order a number of local authority searches and, in the report of title, highlight the level of impact on your property for the planned work.

Q.

If contaminated land is found in an environmental search on my Huddersfield property, can the soil be easily remedied?

Remediation of contaminated land is possible in some cases, but it can be costly. For more details, contact a Huddersfield specialist such as:

  • Whitakers Turf Supplies Ltd., Hurst Farm, New Hey Road, Huddersfield, HD3 3TG
Q.

Which local authority is responsible for Huddersfield?

A.

Huddersfield is located in Kirklees Council, Civic Centre 3, Market Street, Huddersfield, West Yorkshire, HD1 1WG, contact: 01484 221 000

Q.

The vendor looks to have added new windows on the property which we think may break Edgerton conservation area rules.

A.

Your instructed property lawyer will establish whether the property is affected by a designated conservation area and whether any modifications have appropriate consents from the local planning authority. In the absence of any consents, your Huddersfield conveyancing solicitor will inform you of the options, which include getting retrospective consent from Kirklees planning authority or an indemnity insurance policy.

Q.

Unforeseeable financial circumstances dictate that we want to make haste and exchange contracts on the legal process a share of freehold flat within 4 weeks, do Homeward Legal employ fast solicitors in Huddersfield ?

A.

Our carefully selected solicitors always have a very take charge approach to concluding the transfer of title for home movers to meet the clients needs.

By utilising speed focused case management systems .

We always give home movers a regulated lawyer practiced at communicate with everyone in the property chain like solicitors, to achieve a quick sale.

Q.

If Huddersfield contaminated land is found in an environmental search, can the soil be easily remedied?

A.

Remediation of contaminated land is possible is some cases, but it can be costly. Contact a Huddersfield specialist such as Whitakers Turf Supplies Ltd, Hurst Farm/New Hey Rd, Huddersfield, HD3 3TG for more details.

Q.

For a house valued at £129000, how is stamp duty calculated?

A.

Stamp Duty depends on the valuation. Stamp duty will be £1290 on a £129000 property.

Q.

We are intending to purchase a medieval barn conversion in Long Preston. Is a chancel search important?

A.

The conveyancing lawyer might recommend that a chancel search be ordered, whichever parish in which the home being purchased is found. In older areas of Huddersfield, chancel repair has the potential to be charged on new owners of a home where Parochial Church Councils have not imposed the same liability on the last owners, so it can be difficult to use this as a guide.

Q.

We need to know which Huddersfield lenders your lawyers are able to work with. Whose panels are you on?

A.

Most lenders in Huddersfield are on our solicitors' panels. Huddersfield lenders and mortgage specialists include Bank, Unit 17 Kings Street, Huddersfield, HD1 2QA, Co-operative Bank PLC, 42 Victoria Lane, Huddersfield, HD1 2SX, and Riverside Financial Group Ltd, 28 John William St, Huddersfield, HD1 1BG.