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Conveyancing in Knotty Ash Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

Regional information and addresses ;

Drivers are well catered for with Knotty Ash having very convenient major road access roughly half a mile off the M62 Junction 5 Westbound.

Knotty Ash's nearest airport is Liverpool John Lennon Airport. Howarden Airport is 18 miles and Eccles Airport is 22 miles away and Broad Green train station is around a mile from Knotty Ash.

Broadgreen Liverpool is the nearest hospital to Knotty Ash.

Q.

I am looking for a cheap solicitor quote for selling a property. What do I need to check for?

A.

Numerous law firms offer cheap conveyancing quotes, but additional charges can pad your solicitor's invoice. Any fees ought to be fair. Third party costs, termed disbursements, to be paid ought to be listed on a quote. Our online calculator will create an accurate quote for your sell.

Q.

The vendor has unfortunately added artificial stone cladding to the flat which I think might possibly contravene Willenhall conservation area guidelines.

A.

Your instructed solicitor is required to identify if the property is within a designated conservation area, and if so whether any modifications have the requisite permission from the Liverpool council.

Should no suitable consents can be provided your Knotty Ash conveyancer will recommend the best alternative like getting covered by an indemnity policy or obtaining retrospective permission from the council.

Q.

Knotty Ash conveyancers order varied conveyancing searches when instructed to act for a purchaser but what particular ones?

A.

If purchasing and applying for a mortgage the mortgage lender mandates at least the following for properties in Knotty Ash: Local Authority Search, Drainage and Water Search (CON29DW or personal) and Environment Search, and perhaps specific searches for example Land charge Search (bankruptcy only).

Q.

What will searches cost?

A.

The cost of searches in Knotty Ash considerably varies, subject to which searches have been ordered. The most frequently used searches include a mining search and a drainage search.

Q.

What steps can we take to bypass paying stamp duty on a house?

A.

SDLT is generally due on home purchases over £125,000. Homeward Legal firmly advise against any stamp duty scheme, as such schemes are highly expensive and often likely to fail.

Q.

We ideally need to exchange contracts on the conveyancing on our share of freehold flat rapidly, are you especially fast Knotty Ash solicitors ?

A.

We adopt a speed focused plan of attack when concluding the conveyance for home sellers.

Our approach to conveyancing is different as we use state of the art technology and case management systems . Importantly , we always look after you with a conveyancing property lawyer trained to communicate through the whole of the property chain (line of buyers and sellers) .

Q.

Will my assigned Knotty Ash property lawyer tell me about the amount to be paid of council tax on a Band F house prior to exchanging contracts?

A.

A property lawyer will speak to the appropriate council to ascertain the currently applicable council tax rates, which should be set out in the conveyancing report on title. The correct charges for properties in Knotty Ash are set out in detail on the Liverpool council site. On (10 March 2013) rates are:

  • Band A - £1,017.00
  • Band B - £1,187.00
  • Band C - £1,357.00
  • Band D - £1,526.00
  • Band E - £1,865.00
  • Band F - £2,204.00
  • Band G - £2,544.00
  • Band H - £3,052.00

Q.

I have read about the widespread flooding in Sept 2012 in North West England, I am wondering if property conveyancing searches might not be exacting enough?

A.

Property environmental searches conducted by your conveyancer in Knotty Ash should include a far more specialist search (Landmark) if the risk is deemed significant.

If you remain still worried try to approach a close neighbour.