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Conveyancing in Lacock Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/04/17

Local services information and addresses ;

Lacock's closest airport is Bristol Airport (25 miles). Melksham train station is about 3 miles from Lacock.

The nearest hospital is Chippenham.

Q.

I am trying to find the cheapest conveyancing solicitors. What do we need to check for?

A.

This catches out many buyers, and can leave them paying far more in fees than they budgeted, and many solicitors advertise supposedly cheap conveyancing quotes. Often extra fees are often hiding in the terms. Any charges which are listed in the terms needs to be clearly defined. The online quote calculator can generate an accurate statement of the legal fees for the property you plan to buy.

Q.

My lender is Leeds Building Society - what will I need to know?

A.

Recently, a number of lenders have opted to reduce the size of their 'solicitor panel'. This can mean increased conveyancing costs for buyers. We will act for all large UK mortgage lenders.

Q.

I am purchasing a £643000. How is stamp duty calculated?

A.

Stamp Duty in Lacock is calculated based on the purchase price. It will be £25720 on a £643000 home.*

*Source: www.hmrc.gov.uk, November 2012

Q.

Should we order a chancel search if we plan to buy in the parish of Marden, near Lacock?

A.

The lawyer could recommend a chancel search, regardless of the parish where the property being bought is located. Through some church councils have determined to impose chancel repairs on current owners, a conveyancing solicitor cannot verify that a parish which has not been subject to chancel liability in the past will not be so in future, so indemnity insurance may be advisable even if liability is unlikely.

Q.

Lacock lawyers order a variety of conveyancing searches if instructed by a buyer,, but which particular ones?

A.

If you are applying for a mortgage the mortgage lender insist that particular searches, including the following for Lacock: Local Authority (council), Drainage and Water Search and Environmental, and, depending on certain criteria, particular searches, like Contaminated land Search.

Q.

Does the Lacock conveyancing solicitor report back to me about the amount to be paid of council tax for a Band B townhouse before exchange of contracts?

A.

A solicitor will write to the relevant Wiltshire local council to ask about the appropriate council tax rates, which will be set out in the title report. The latest council tax rates for homes in Lacock are tabled on the Wiltshire local authority site. At the time of writing on 16 March 2013 rates for all bands are:

  • Band A - £1,010.00
  • Band B - £1,179.00
  • Band C - £1,347.00
  • Band D - £1,515.00
  • Band E - £1,852.00
  • Band F - £2,189.00
  • Band G - £2,525.00
  • Band H - £3,031.00

Q.

Environmental searches may be all well and good but considering recent flooding such as the widespread flooding in Sept 2012 in South West England are they comfort enough to establish sufficient information about the Lacock flood risk area?

A.

Your Lacock property lawyer will advise you to include detailed environmental searches if the initial searches identifies any kind of risk of flooding in Lacock

For extra area background might be able to speak to a next door neighbour.

Q.

My wife and I are buying in Lacock, and would like to check that there are any areas of conservation.

A.

Conservation areas indicate neighbourhoods of 'special architectural and historic interest'. Your conveyancing solicitor will be able to offer more information and discuss the relevant responsibilities you would be taking on by purchasing in a conservation area, regarding specific conservation areas in Lacock.

 
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