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Conveyancing in Isle Of Wight Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 16/04/18

Transport and public service information if you’re buying or selling residential property on the Isle of Wight -

By road: The Isle of Wight is served by the A3020, A3054 and A3055. By rail: The nearest train stations are Haven Street, and Shanklin. By air: Isle of Wight (Sandown) Airport is 13 miles from Cowes, while Southampton Airport is 38 miles (but includes a ferry trip). By sea: The nearest ports are Cowes, Fishbourne, Ryde, Ventnor, and Newport.

Hospital: St. Mary’s, Parkhurst Road, Newport, PO30 5TG. Council: Isle of Wight Council (www.iwight.com).

Attractions: Osborne House, Isle of Wight Zoo, The Needles, Alum Bay, Carisbrooke Castle, and Cowes Maritime Museum.

Q.

Will my quote from Homeward Legal introduce any extra fees throughout the conveyancing process for a purchase on the Isle of Wight?

No. Homeward Legal never hides any extra costs for conveyancing. What you see is what you get with us, which means that you’ll be able to manage the legal bill throughout your move. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Are there any designated conservation areas on the Isle of Wight?

These areas indicate neighbourhoods of architectural merit or historical significance, and, for the Isle of Wight, Brading, Carisbrooke and Godshill are among the conservation areas that have been established. Living in a conservation area can mean properties are easier to sell, but the restrictions can also make repairs more costly or time-consuming. A property solicitor will confirm potential liability for unauthorised works that might have been carried out at your new house.

Q.

What is the council tax on a period, detached, Band F dwelling on the Isle of Wight?

The Isle of Wight Council is responsible for setting the council tax rates across the island. The latest rates are available on their website (see the public service section at the head of these FAQs for a link). Your conveyancing solicitor will contact the council and determine the band and associated rate that you will have to pay. The charges for the 2016/2017 tax year were:

  • Band A - £1,074.98
  • Band B - £1,254.15
  • Band C - £1,433.31
  • Band D - £1,612.48
  • Band E - £1,970.81
  • Band F - £2,329.15
  • Band G - £2,687.46
  • Band H - £3,224.96

Retrieved on 1 March 2017

Q.

Moving to a house and living on a small island for the first time, should we be concerned about the flooding potential on the Isle of Wight.

Your conveyancing solicitor will initiate a number of standard searches, one of which is the environmental search. This also includes an assessment of the flood-risk on the Isle of Wight. If the results indicate the level of risk to be significant, your solicitor will order a more in-depth, inexpensive (around £20) search.

Q.

Is an environmental search a fee or disbursement?

It is not always obvious whether a charge is a disbursement or fee, particularly with the different technical language used by solicitors. An environmental search charge is a disbursement and not a fee, and is passed on to the buyer at cost. Homeward Legal’s quotes make the distinction between solicitors’ fees and disbursements very clear, so you will be able to manage the legal expenditure during your move. Use our online quote calculator, or call us on 0800 038 6699 for a fixed-fee quote reinforced with our ‘No Completion, No Fee’ guarantee.

Q.

The estate agent has told us to use a firm of solicitors in Cowes for the purchase of our flat, but should I feel compelled to appoint this firm?

Both agents and mortgage brokers may recommend a firm of solicitors. However, if they are paid a referral fee, there is a risk that the agent may suggest the solicitor willing to pay the highest referral fee, and not the most suitable for your needs. Why not try Homeward Legal’s

quote calculator or call us on 0800 038 6699 for a fixed-fee quote. We work hard at getting a speedy transaction concluded, without compromising on service.

Q.

How is stamp duty calculated? And what should we budget for a £756,950 residence on the Isle of Wight?

The Stamp Duty Land Tax (SDLT) rate due will depend on what you bought your property for. If your building was purchased for under £125,000, you will not have to pay any stamp duty. But, in the example cited, the duty owed would be £27,848 on a property bought for £756,950. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

Q.

I need a mortgage for my mid-terrace house on the Isle of Wight, but which lenders do you work with?

The Homeward Legal partnership has solicitors with great experience of working with all the major lenders approved by the Council of Mortgage Lenders. A number of mortgage specialists operate on the Isle of Wight, including:

  • Thinking Finance UK Ltd., 26 Westhill Road, Ryde, PO33 1LQ
  • Mortgage Force, 11 The Brambles, Apse Heath, Sandown, PO36 0PX
  • Mortgage Helpline, 6 Lincoln Way, Bembridge, PO35 5QL
Q.

Which factors assist with guaranteeing a fast exchange and completion?

A.

It is well established that contacting a proactive conveyancing solicitor is key a fast conveyancing transaction. Beyond that, there are a number of things you could do to speed up the process, including, ordering a property survey early in the transaction, promptly completing and return any forms and keeping in regular contact with the conveyancing solicitor.

Q.

The current owner has added ill-suited windows on the maisonette which I think might breach the Carisbrooke conservation area guidelines.

A.

A property lawyer will always ascertain whether the property is inside a designated conservation area, and if so, whether any alterations have essential consents. In the event that no local authority consents be available your conveyancing solicitor will recommend the best alternative which can include requesting an indemnity insurance policy or requesting retrospective approval from Isle of Wight council.

Q.

How is stamp duty calculated and what should we budget for a £1115000 residence?

A.

Stamp Duty depends on the valuation. For a home estimated at £1115000, the SDLT rate is £55750.*

*Accurate 15/01/2013

Q.

Is a building survey a good idea when purchasing a property in Isle Of Wight?

A.

The Royal Institution of Chartered Surveyors strongly advise that you arrange an inspection. A wide range of defects can negatively affect a property, for example cracked roof tiles. These will not be reported on by a solicitor.

Q.

How much will our conveyancing searches cost?

A.

The cost of conveyancing searches does vary. In Isle Of Wight, the standard bundle of searches included a drainage search and a local authority search.

Q.

Is your solicitor team experienced enough to handle fast completions on property auction conveyancing in Isle Of Wight?

A.

Our team specialise in auctions and often take instructions from buyers and sellers at auction. Our solicitors and licensed conveyancers have in the past worked for many buyers at local Isle Of Wight residential property auctions including Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Shrewd bidders always formally instruct an experienced conveyancing firm as soon as they can to allow sufficient time for a detailed review of the auction legal pack prior to the auction. Post auction your now prepared lawyer is completely able to concentrate on completing the legal side of things inside 28 days as conventionally required .

Q.

Will my conveyancing quote introduce any hidden fees?

A.

No. Homeward Legal's solicitors never hide any additional fees. Some solicitor do not give accurate quotes, only estimates. The final bill you receive may be much more.