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Conveyancing in Lancaster Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 19/10/17

Transport and public service information if you’re buying or selling residential property in Lancaster -

By road: Lancaster is served by the M6, A6, A589 and A683. By rail: The nearest train station is Lancaster. By air: Lancaster is closest to Blackpool Airport, which is 30 miles away.

Hospital: Royal Lancaster Infirmary, Ashton Road, Lancaster, LA1 4RP. Council: Lancaster City (www.lancaster.gov.uk).

Attractions: Lancaster Castle, Roman Bath House, Lancaster City Museum, Clougha Pike, Williamson Park, and Lancaster Cathedral.

Q.

When in the process is it best to get a solicitor to handle our purchase in Skerton?

Whether buying or selling property, the sooner you instruct a conveyancing firm, the better. Conveyancing involves a number of tasks that can be performed very early in the process. Instructing your solicitor sooner for a purchase allows you can shave days off the duration by having the details of your instructed solicitor ready when you make an offer. Or, if you are selling a property, relevant information can be sourced sooner (this is particularly true for leasehold properties). Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote backed up with our ‘No Move, No Fee’ guarantee.

Q.

Should we choose the property lawyer named by the estate agent in Lancaster?

If you instruct a firm referred in this way, you may have the advantage of the agent being able to induce a slow solicitor to work faster. However, these referrals need to be weighed up against alternatives, including online or other local firms, as the agent may prefer to suggest the firm which pays them the largest referral fee, not the law firm with the best reputation or your best interests at heart.

Q.

Will a solicitor order any property searches on the Lancastrian, Victorian, mid-terrace cottage I am intending to purchase?

If you are applying for a mortgage, your lender will mandate at least these searches:

  • Local Authority Search (personal or official)
  • Drainage and Water Search (CON29DW)
  • Environment Search
  • and, depending on certain criteria, area-specific searches, which might include a Commons Registration Search
Q.

Which of the mortgage lender panels in Lancaster are you a member of?

Of the lenders and brokers with branches near Lancaster, Homeward Legal works with the large majority of them. Lancaster lenders and mortgage specialists include:

  • Furness Building Society, 2 Lancaster Gate, Lancaster, LA1 1NB
  • Halifax Building Society, 29-31 Penny Street, Lancaster, LA1 1UA
  • Skipton Building Society, Marketgate Shopping Centre, 39 Penny Street, Lancaster, LA1 1UA
Q.

How much would the charge for conveyancing searches come to on an end-of-terrace house in the centre of Lancaster?

With a Homeward Legal conveyancing solicitor, clients are expected to pay at most £249 for a standard suite of searches. Searches are paid to a third party, and are not included in a solicitor's fees. Give us a call to find out more on 0800 038 6699 and to obtain your fixed-fee conveyancing quote.

Q.

What sort of analysis in respect of the risk and history of floods in the Lancashire area will a conveyancing solicitor provide?

A conveyancer will apply for official property environmental searches that should include Lancaster area flood-risk data. A substantially more detailed

conveyancing search, such as the Homecheck search, will often be suggested by a qualified Lancaster conveyancing solicitor, in the event that the initial searches indicate a significant risk of flooding at the property.

Q.

We need to exchange contracts on the conveyancing for our refurbished apartment in Lancaster within 5 weeks; are you fast conveyancers?

We always adopt a very efficient approach when carrying out the legal work to meet the home-sellers’ needs. Homeward Legal’s solicitors, regulated by the Solicitors Regulation Authority, approach the conveyancing very differently to other property lawyers. We always use state-of-the-art document-production systems, which are integrated with various bodies such as the Land Registry and HMRC. Crucially, we allocate you a conveyancing solicitor practised at communicating end-to-end along the property chain. Try our quote calculator or give us a call on 0800 038 6699 for your fixed-fee conveyancing quote.

Q.

Might the conveyancing have any supplementary hidden costs with Homeward Legal?

No. Our solicitors will never charge any hidden extra costs to buy or sell a property. At Homeward Legal, our quotes are clearly laid out, so you will know what your final legal bill will be for your move, allowing you to manage your transaction effectively.

Q.

We need to exchange contracts on the conveyancing on our refurbished apartment within 5 weeks, are you fast Lancaster conveyancers ?

A.

We always adopt a very efficient approach when carrying out the legal work to meet the home sellers needs.

Homeward Legals SRA regulated solicitors approach to conveyancing is different - we always use state of the art document production systems . Crucially , we allocate you a conveyancing solicitor practiced at communicate end to end throughout the chain property chain (line of buyers and sellers) .

Q.

The current owner has unfortunately added ugly window frames in Lancaster which I think might possibly violate conservation area rules

A.

The property lawyer should check whether your proposed purchase is affected by a designated conservation area, and if so whether any alterations have the appropriate permissions from the Lancaster council.

Q.

Should we choose the property lawyer named by the agent?

A.

If you instruct a firm referred this way, you may have the advantage of the agent being able to induce a slow solicitor to work faster, however, these referrals need to be weighed up against alternatives, including online or local firms, as the agent may prefer to suggest the firm which pays to the largest referral fee, not the law firm with the best reputation.

Q.

Is a Professional Indemnity fee a disbursement or fee?

A.

It is not always obvious whether an item on your quote is a fee or disbursement. This cost, for example, is a fee not a disbursement, and will generally be included in a quote.

Q.

Will a Lancaster solicitor order any property on the Lancashire Victorian mid terrace bungalow I am intending to purchase?

A.

If applying for a mortgage, your lender mandates at least specific searches, including - Local Authority (personal or official), Drainage and Water Search (CON29DW) and Environment Search, and, depending on certain criteria, area-specific searches, which might include Commons Registration Search.

Q.

Are any conservation areas in Lancaster likely to affect us?

A.

Buyers in Lancaster should be aware of a range of local conservation areas. The advantages of these restrictions will include properties can be easier to sell, but they can result in the buyer inheriting liability of unauthorised changes. Your property solicitor will offer more information.

Q.

Will my assigned Lancaster conveyancing solicitor in form me about the amount to be paid of council tax for a Band F maisonette before completion?

A.

Your property solicitor will liaise with the council to ascertain the up to date council tax charges which will subsequently be set out in the report on title. Up-to-date charges for properties in Lancaster are published online at the Lancaster council site. At the time of authoring (14 January 2013) rates for all bands are:

  • Band A - £1,018.00
  • Band B - £1,187.00
  • Band C - £1,357.00
  • Band D - £1,527.00
  • Band E - £1,866.00
  • Band F - £2,205.00
  • Band G - £2,544.00
  • Band H - £3,053.00