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Conveyancing in Kings Lynn Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

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

By road: King’s Lynn is served by the A10, A17, A47, A148 and A149. By rail: The nearest train station is King’s Lynn. By air: King’s Lynn is closest to these airports: Peterborough Business Airport (40 miles), Cambridge Airport (45 miles), and Norwich Airport (also 45 miles).

Hospital: Queen Elizabeth, Gayton Road, King’s Lynn, PE30 4ET. Council: Borough Council of King’s Lynn and West Norfolk (www.west-norfolk.gov.uk).

Attractions: Snettisham RSPB Reserve, True’s Yard Fisherfolk Museum, Sandringham House, Castle Acre Priory, King’s Lynn Minster, and Oxburgh Hall

Q.

We have received a quote from Homeward Legal for our move in King’s Lynn, but will the conveyancing fees reveal any supplementary costs later on?

No. Homeward Legal's solicitors do not hide costs for any reason. Be aware that some solicitors' firms will give a low estimate, not an accurate quote, which could be totally different to your final invoice. For the best and clearest quote, why not try our quote calculator? Or, if you prefer to talk to someone, you could call our expert team on 0800 038 6699.

Q.

Will we need a chancel search for a flat conversion in King’s Lynn we are buying?

There are over 15,000 ecclesiastical parishes throughout the UK. Home-owners within some of these may be required to subsidise the repair of a local church. Such liability has the potential to impact the value of a King’s Lynn property, but an indemnity insurance policy will be available to protect new owners. The solicitor carrying out the legal work for your move will confirm whether a chancel search is appropriate, and the action you take. King’s Lynn churches, where chancel liability may apply, include:

  • All Saints, Hillingdon Square, Church Lane, King’s Lynn, PE30 5HF
  • St. John the Evangelist, Blackfriars Road, King’s Lynn, PE30 1NT
  • St. Mary’s, Church Lane, South Wootton, King’s Lynn, PE30 3LL
Q.

The vendor has fitted dormer windows to the house in King’s Lynn, which I think might violate conservation area guidelines. What should I do?

The conveyancing solicitor will perform searches to find out whether the property is affected by a designated conservation area, and if any modifications have the appropriate planning permission from the King’s Lynn and West Norfolk planning authority. If no approvals are available, the solicitor will inform you of the best alternatives, which include requesting an indemnity insurance (for remedial work that might be ordered by the council) or seeking retrospective approval from the planning authority.

Q.

Will the conveyancing solicitor’s title report tell us the cost of the council tax on a Band D property in King’s Lynn before completion?

A property solicitor will consult with the appropriate local council to establish the applicable council tax band and rates for your property, which will be included in the title report. Council tax rates for King’s Lynn are set out on the council’s site (there is a link at the top of these FAQs in the public service information section). For the 2017/2018 tax year, the rates for King’s Lynn are:

  • Band A - £1,085.47
  • Band B - £1,266.39
  • Band C - £1,447.29
  • Band D - £1,628.21
  • Band E - £1,990.03
  • Band F - £2,351.86
  • Band G - £2,713.68
  • Band H - £3,256.42

Retrieved on 22 March 2017

Q.

We have a found a home to buy in King’s Lynn. How do we guarantee a fast conveyancing process?

Critical to increasing the pace of the conveyancing process is appointing a proactive, diligent and communicative solicitor, like the ones we have on our panels at Homeward Legal. There are also several tasks that you as the buyer can do to get moving sooner. These include:

  • arranging your mortgage offer early
  • keeping in regular contact with the solicitor and applying pressure if you suspect any unnecessary delays
  • completing and returning all forms as soon as possible

At Homeward Legal, our solicitors are chosen because of their attitude towards ensuring the effects of all hurdles and problems are minimised.

They are also supported by state-of-the-art information systems, which are integrated with bodies such as the Land Registry and HMRC, thereby ensuring the fact-finding tasks are completed as rapidly as possible. Try our quote calculator. Or, to talk to somebody, our experts are awaiting your call on 0800 038 6699 to give you your fixed-fee quote.

Q.

What level of scrutiny of the risk of floods to properties in Norfolk will the solicitor in King’s Lynn undertake?

A necessary part of the conveyancing procedure when buying a home involves your lawyer making an application for a bundle of searches, including one for the environment, which sets out the information on historical flooding in and around King’s Lynn. An inexpensive and more detailed flood-risk search (e.g. the Landmark search) could be instigated by your solicitor if the results of the environment search show that there is a significant risk of flooding. This is a disbursement passed on to you at cost.

Q.

How much will the searches cost for our maisonette on the outskirts of King’s Lynn?

The cost of conveyancing searches can vary for a number of reasons. For example, your mortgage-lender might request a number of specific searches to satisfy the terms of lending you the money to buy the house. Additional searches your solicitor may recommend include a gypsum search, or a local planning authority search.

Q.

Which lenders in King’s Lynn do your conveyancing solicitors work with? Whose panels are you on?

We work closely with many lenders with offices in King’s Lynn and across Norfolk, which means we are able to carry out their legal work connected to your mortgage requirements, without them passing on the cost to you. A number of mortgage specialists operate in King’s Lynn, including:

  • Barclays Bank PLC, 91-92 High Street, King's Lynn, PE30 1BL
  • PAB Mortgages, 18-20 King Street, King's Lynn, PE30 1ES
  • Blackfriars Mortgage & Financial Services, 12-16 Blackfriars Street, King's Lynn, PE30 1NN
Q.

What makes sale conveyancing legal work to require so much time and effort? Should we be worried?

A.

The legal work undertaken to transfer a property in Kings Lynn could take more time. We do our best to lessen the burden of these delays whenever possible by using fast search providers. There are numerous reasons for delay, such as slow third parties such as landlords or managing agents.

Q.

Should I read about handling the legal work as a buyer and seller of a flat , Might it be realistic to take care of the legal side ourselves?

A.

If you wish to do so, you can definitely take care of the greater majority of the conveyancing without external help from a professional solicitor in Kings Lynn .

The truth is however that a conveyancer carries out a huge array of roles from ranging from understanding the practical side of the process and applying for searches which need a qualified solicitor. Above all DIY lawyers might come a cropper suitable indemnity insurance that all legal firms are obligated to carry.

Q.

The vendor has fitted dormer windows to the flat in Kings Lynn which I think might violate nearby conservation area guidelines

A.

The conveyancing solicitor will carry out searches find out if the property is affected by a designated conservation area and whether any modifications have appropriate permission from the Kings Lynn and West Norfolk planning authority. If no necessary permissions be available, the solicitor will inform you of the best alternatives, which include requesting an indemnity insurance or seeking retrospective approval from Kings Lynn and West Norfolk planning authority.

Q.

Will we need a chancel search? We are purchasing a flat conversion in Kings Lynn.

A.

There are over 15,000 ecclesiastical parishes throughout the UK. Property owners within some of these may be required to subsidise the repair of a local church. Liability has the potential to impact the value of a Kings Lynn property, but an indemnity policy may be available to protect the new owners. The solicitor carrying out the legal work for your move will confirm that a chancel search is appropriate. Kings Lynn churches where chancel liability may apply include South Lynn All Saints and St John the Evangelist.

Q.

Which streets of Kings Lynn are protected by a conservation area?

A.

The areas around Kings Lynn will include a range of areas of historical or architectural value designated as areas of conservation. A lawyer will discuss the relevant responsibilities for affected areas in Kings Lynn.

Q.

Which local authority is responsible for Kings Lynn?

A.

Kings Lynn is located in King's Lynn and West Norfolk Borough Council, King's Court, Chapel Street, King's Lynn, Norfolk, PE30 1EX, phone: 01553 616 202

Q.

Can you suggest how we avoid paying SDLT?

A.

Stamp duty mitigation scheme must be treated with caution. These schemes are often uneconomical and often likely to fail. There have been certain legal initiatives, such as disadvantaged area relief. A conveyancing solicitor should confirm whether you are eligible.