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Conveyancing in Knottingley Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 27/07/17

Local transport information

Knottingley is roughly 1 mile off the M62 Junction 33 Eastbound.

Knottingley's closest airport is Robin Hood Airport. Leeds Bradford Airport is 21 mile s, and Sheffield City Airport is 23 miles away and Knottingley station is approximately 1 mile from Knottingley.

Pontefract, General Infirmary is the neighbouring hospital.


How do we find the best rates for conveyancing in Knottingley for a £600,000 house?


Many property lawyers claim to offer so-called cheap conveyancing quotes. However additional charges are often hiding in the solicitor's terms.


How much is the council tax on a Thirties end of terrace house in Knottingley?


Normally the conveyancer's title report will contain the Wakefield council tax band. Correct charges for residents of Knottingley are detailed online at the Wakefield council site. At the time of writing, 03/08/2012, rates for all bands are:

  • Band A - £872.00
  • Band B - £1,017.00
  • Band C - £1,162.00
  • Band D - £1,308.00
  • Band E - £1,598.00
  • Band F - £1,889.00
  • Band G - £2,179.00
  • Band H - £2,615.00


For a property valued at £694000. What will be calculated for Stamp Duty Land Tax rates?


Stamp Duty is dependent on the value of the property. Stamp duty will be £27760 on a £694000 residential property in Knottingley.*

*Source: www.hmrc.gov.uk, 12/03/2013


Do we need to be aware of fixtures and fittings?

Property buyers are frequently confused by the vagueness surrounding fixtures and fittings. Completion or agreement of a fixtures and fittings form is unfortunately often left to the last minute, when a dispute may jeopordise the transaction.


What type of searches into the risk of floods in the Yorkshire, West Riding area will my Knottingley solicitor do?


An essential part of the conveyancing protocol involves a conveyancer making an application for environmental searches that provide certain details on the subject of Knottingley flooding. A significantly more thorough conveyancing search, for instance the Landmark search, may be recommended by your Knottingley property solicitor if the results of the initial conveyancing searches highlight a flood risk.


When in the conveyancing process do you need to speak to a solicitor?


Whether you are buying or selling in Knottingley, the earlier, the better. The legal work can then start immediately. Some advocate holding off instruction until a chain is completed, but you will then be at a serious disadvantage in the event of a contract race, or buyer eager to move quickly.


What does the Knottingley conveyancing solicitor recommend if the property is inside the boundary of a Wakefield conservation area which has unsightly dormer windows added?


Wakefield planning authority searches carried out by your Knottingley property lawyer in the process of the conveyancing should check whether the Knottingley property a designated conservation area proof of council approval for modifications will be requested.


In respect of the serious flooding in York we are concerned that environmental searches aren't thorough enough?


A good Knottingley lawyer will advise you to carry out food risk searches if the initial searches spots a significant risk Knottingley flood risk area

People sometimes try to contact a neighbour or local resident for some added comfort.