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Conveyancing in Lancashire Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/04/18

Local area services information and addresses ;

Lancashire's closest train station is Lancaster at 9 miles. The nearest airport to Lancashire is Blackpool International Airport (21 miles).

Lancaster, Ridge Lea is a nearby hospital.

Q.

I am looking for the cheapest conveyancing solicitors, we are on a tight budget.

A.

Various firms claim to offer theoretically cheap conveyancing, however additional charges are often hiding in the solicitor's terms of engagement which buyers and sellers may have not read carefully A conveyancing quote should also state any disbursements. Charges ought to be reasonable and clear and only come into force where the solicitor must complete unanticipated additional work , which could not be anticipated at the start of the process. The online quote calculator can generate an accurate statement of the legal fees for the property you plan to buy.

Q.

In what ways does my conveyancing solicitor in Lancashire report back on the risk and history of possible flooding in the Lancashire area?

A.

A necessary component in the conveyancing protocol involves your lawyer applying for environmental searches that set out information on the subject of Lancashire flood risk area. In certain cases the Lancashire conveyancing solicitor may possibly advocate a significantly more in-depth flood search.

Q.

Does a property solicitor in Lancashire apply for any searches on the Lancashire Fifties semi-detached home I am buying?

A.

The normal legal protocol will be to get Local Authority (personal or official), Drainage Search (Con29DW) and Environmental and perhaps less common searches such as Limestone Search.

Q.

When in the process should we find a conveyancing solicitor?

A.

With a 'no move, no fee' guarantee, the sooner the better. Instructing a conveyancing firm early for a purchase allows you will the details

of your Lancashire solicitor ready when you make an offer, or, if you are selling a property, prior to marketing the property, documents can be prepared to make it potentially more attractive to motivated buyers.

Q.

For a fast conveyancing process to buy a £654k property, what can we do to speed up our move?

A.

As is widely reported, finding a communicative solicitor is essential to a fast completion. There are several things you as the buyer can also do to speed up your conveyancing, such as, responding to all correspondence via the fastest means, calling or emailing the solicitor, and chase them if you suspect any delays and arranging your mortgage offer.

Q.

We are buying a property where the seller appears to have installed removal of chimney stacks to the house which I think might conflict with the Scarisbrick Park conservation area guidelines.

A.

The solicitor will carry out searches identify if the property is affected by a designated conservation area, and if so whether any modifications have the appropriate permissions from the Ribble Valley planning authority.

Q.

Are some of the conservation areas in Lancashire are at risk?

A.

The directory of the state of conservation areas in Lancashire is chronicled by English Heritage and this data are currently available at their site- Ruff Lane is listed as poor with low vulnerability and deteriorating, Scarisbrick Park is listed as very bad with low vulnerability and condition improving, Leyland Cross is listed as fair with medium vulnerability and deteriorating, Brierfield Mills with Brierfield is listed as very bad with medium vulnerability and condition improving.

Q.

What is the council tax on a converted Band E house in Lancashire?

A.

The relevant council tax band should typically be highlighted as part of the conveyancer's title report, as well as by the governing local authority Up-to-date rates for properties in Lancashire are tabled at the Ribble Valley council website. At the time of authoring on 07 August 2012 the different rates are:

  • Band A - £986.00
  • Band B - £1,150.00
  • Band C - £1,315.00
  • Band D - £1,479.00
  • Band E - £1,808.00
  • Band F - £2,137.00
  • Band G - £2,465.00
  • Band H - £2,958.00