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Conveyancing in Lakenham Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/07/17

Regional travel information

Lakenham's nearest station is Norwich at 1 mile s. Lakenham's nearest airport is Norwich International Airport (4 miles).

Q.

Lakenham points of interest

A.

Norwich Castle Castle and Norwich St John Maddermarket Churches Conservation Trust are around Lakenham.

The most convenient hospital is Colman Norwich.

Q.

I am looking for a discount conveyancing estimate. as we are on a budget.

A.

Confusion over this matter catches out many sellers and buyers, and can leave them paying far more in fees than they budgeted. Many conveyancers purport to offer so-called 'the cheapest conveyancing quotes'. Often additional costs may be added into the small print, left unread by preoccupied sellers and buyers A quote ought to list any disbursements. Any additional fees needs to be clearly defined and only be applied if your solicitor must complete additional work , which could not be anticipated at the start of the process.

Q.

Will my Lakenham conveyancing solicitor in form me about the cost of the council tax for a Band D cottage prior to exchanging contracts?

A.

A property solicitor will write to the appropriate Norwich local council to ascertain the appropriate council tax charges which should be set out in the report on title. Council tax charges for properties in Lakenham are set out at the Norwich council website. As at, 12 January 2013, rates are as follows:

  • Band A - £1,045.00
  • Band B - £1,219.00
  • Band C - £1,394.00
  • Band D - £1,568.00
  • Band E - £1,916.00
  • Band F - £2,265.00
  • Band G - £2,613.00
  • Band H - £3,136.00

Q.

If my family are buying in Lakenham, is it important that I get a chancel search?

A.

Repair costs resulting from chancel liability can total hundreds of thousands of pounds. Several sources are used to determine liability in Lakenham, including parish records. Lakenham churches include St Mark.

Q.

Should we get a chancel search if we plan to buy in the parish of Ellingham, near Lakenham?

A.

A solicitor instructed to handle the transaction may suggest a chancel search. Chancel repair dues can be collected on the current owners of a house where Parochial Church Councils (PCCs) may have not done so in the past, so it can be difficult to use this as a guide.

Q.

We are buying a property where the seller has added unsightly roof antenna to the property in Lakenham which I think might conflict with conservation area guidelines

A.

Your instructed property lawyer will carry out searches establish whether the property is inside a conservation area, and if so whether any alterations have required consents from the Norwich authority.

Q.

How do I defer paying stamp duty to HM Revenue?

A.

Stamp Duty Land Tax is due for homes priced at over £125,000. We firmly advise against any stamp duty reduction. These schemes are expensive and HMRC may challenge a scheme up to six years later.

Q.

Is a deed of variation paid to the solicitor?

A.

Comparing quotes is often challenging, considering wide variations in formatting and terminology. This cost is a fee not a disbursement. It should be included in a conveyancing quote.

Q.

Godiva Mortgages is our lender, what will we need to consider?

A.

Prior to recent changes, almost all solicitors could perform legal work for both buyers and mortgage lenders. Buyers in Lakenham should be aware that, over the last two years, some lenders have reduced their 'solicitor panel'. This can mean increased legal costs for house purchasers. Homeward Legal, though, will act on behalf of the majority of mortgage lenders to ensure that you will not need to pay the lender's legal fees.

 
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