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Conveyancing in Letchworth Garden City Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/10/17

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

By road: Letchworth Garden City is served by the A1(M), A1, A505 and A507. By rail: The nearest train station is Letchworth Garden City. By air: The nearest airports to Letchworth Garden City are London Luton Airport (13 miles), London Stansted Airport and Elstree Aerodrome (both 29 miles), Cambridge Airport (34), Peterborough Business Airport (41), Northolt Jet Centre (45), and London Heathrow Airport (46 miles).

Hospital: Luton and Dunstable University, Lewsey Road, Luton, LU4 0DZ. Council: North Hertfordshire District (www.north-herts.gov.uk).

Attractions: Standalone Farm, International Garden Cities Exhibition, Norton Common, Broadway Studio and Gallery, and Letchworth Outdoor Pool.

Q.

We've got a quote from you, which looks very reasonably-priced, but will we be invoiced any supplementary fees later on for our move to Letchworth Garden City?

Homeward Legal's solicitors do not charge any extra fees under any circumstances. Your Letchworth Garden City conveyancing quote is an accurate statement of the legal costs for your transaction. 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.

Can you confirm how we can avoid paying stamp duty to HM Revenue on a £650,000 detached house in Letchworth Garden City?

Getting involved with stamp duty reduction schemes is not advisable, as such schemes are expensive and HMRC may challenge them up to six years later. If the scheme fails, you will be liable for a penalty of any outstanding duty in addition to the original amount (for a £650,000 purchase, the duty will be £22,500). There have been several government initiatives, such as disadvantaged area relief or reductions for first-time buyers. You will be able to confirm your eligibility for any such active initiatives with your solicitor.

Q.

There are several handbooks giving advice on how to do the legal work yourself, so do we have to use a lawyer for our Letchworth Garden City move?

From a legal standpoint, there are no arguments why sellers shouldn't conduct their own conveyancing. In reality, however, a solicitor has experience of a significant number of tasks (e.g. chasing missing documents, or interpreting management accounts), many of which require a skilled professional. Notwithstanding this, legal firms and their solicitors are obliged to have the correct indemnity insurance in order to protect you from any professional failures, which you will not possess. Call our team of conveyancers at Homeward Legal on 0800 038 6699 for more information and for your free, fixed-fee quote.

Q.

What enquiries will a Letchworth Garden City conveyancer report on regarding the risk of possible flooding in the Hertfordshire area?

A vital component in conveyancing involves your lawyer conducting environmental searches that go into specific information on the flood-risk in the Letchworth Garden City. Additionally, if that data indicates a significant level of risk, your conveyancing solicitor may suggest an inexpensive (around £20) and more detailed flood-risk search.

Q.

For fast conveyancing in buying a £947,000 property in Letchworth Garden City, how can we speed things up?

It is true to say that contacting a proactive, diligent solicitor is the critical element to moving the conveyancing along faster. At Homeward Legal, we only use solicitors trained to communicate across the whole property chain, while using leading-edge case management and information systems to speed up the fact-finding tasks. Give our experts a call on 0800 038 6699 to find out more. In addition to appointing your Homeward Legal solicitor early, there are several things that you can do, such as keeping in regular contact with your solicitor, arranging any finances required to complete the purchase, and completing all forms as soon as possible.

Q.

We are using a mortgage-lender based in Hertfordshire, but which Letchworth Garden City lenders can you work with?

Homeward Legal regularly works with the majority of lenders serving purchasers in Letchworth Garden City. This means that we can represent their legal requirements with

respect to providing you with a mortgage, and eradicating the possibility of them passing on the costs to you. Local mortgage lenders and brokers include:

  • Mortgage Advice Network, 121 London Road, Knebworth, SG3 6EX
  • APH Financial Management Services Ltd., 97-98 Bancroft, Hitchin, SG5 1NQ
  • Mortgage Hunters, 44b High Street, Stevenage, SG1 3EF
Q.

Will the solicitor get any conveyancing searches on the Sixties, semi-detached flat in Letchworth Garden City I am intending to purchase?

The standard legal procedure will be to obtain a Local Authority Search, a Drainage and Water Search, and an Environment Search. Occasionally, there may be specific searches required, such as an Index Map or a Local Authority Planning Search.

Q.

Should the residential property's ‘fixtures and fittings’ form list things like lampshades?

Purchasers are frequently frustrated by the vagueness surrounding fixtures and fittings. This vital piece of the house-move can be overlooked, making early agreement of the list of items included with the purchase so essential. As a general rule of thumb, fixtures are things that are affixed to walls, ceilings and floors, while fittings are items that can be easily moved, such as lampshades, curtains and rugs.

Q.

What is the authority that keeps records for publishing the condition of repair of conservation areas in Letchworth Garden City?

A.

English Heritage, a government body, now maintain details in relation to the condition (poor to good) of conservation areas in addition to the vulnerability. Conservation areas in Letchworth Garden City are set up by the local authority (North Hertfordshire) who are responsible for conservation area concerns from including things like back illuminated signs, the painting of houses and paths and footpaths.

Q.

Can you confirm how to avoid paying stamp duty to HM Revenue?

A.

Stamp duty reduction is not advised when buying in Letchworth Garden City, as such schemes are expensive and HMRC may challenge a scheme up to six years later. There have been several government initiatives, such as disadvantaged area relief. You will be able to confirm your eligibility for any such active initiatives with your solicitor..

Q.

We are buying a house in the parish of Great Berkhampstead. Should we get a chancel search?

A.

Regardless of the Letchworth Garden City parish in which you are purchasing, the conveyancer should confirm that a chancel search be ordered. In Letchworth Garden City's much older areas, chancel repair has the potential to be imposed on the current owners of a residence where Parochial Church Councils have not imposed the same liability on the last owners. It is not safe to rely on the historical behaviour of the parish council alone as a guide.

Q.

We've got a quote from you. Will we be invoiced any supplementary hidden costs?

A.

Homeward Legal's solicitors do not charge any hidden extra charges under any circumstances. You Letchworth Garden City conveyancing quote is an accurate fee the legal costs for your transaction.

Q.

For fast conveyancing to buy a £947,000 property, how can we speed things up?

A.

It is a truism that contacting a proactive, diligent solicitor is the key to moving faster. There are, however, a number of tasks you can also do, such as, keeping in regular contact with your solicitor, arranging any finances require to complete the purchase and completing all forms as soon as possible.

Q.

We are using a lender based in Hertfordshire, and need to know which Letchworth Garden City lenders you can work with. Whose panels are you a member of?

A.

We are able to work with the majority of lenders serving purchasers in Letchworth Garden City. Local mortgage lenders and brokers include Mortgage Advice Network, 121 London Rd, Knebworth, SG3 6EX, A P H, 97-98 Bancroft, Hitchin, SG5 1NQ, and Mortgage Hunters, Caxton Point/Caxton Way, Stevenage, SG1 2XU.

Q.

Could cadmium contaminate land in Letchworth Garden City?

A.

Some metal contamination may have occurred throughout Letchworth Garden City, but where substances causing significant pollution of surface waters or groundwater are found the land will be defined as 'contaminated'. Environment search results will factor contaminants, including metals and others such as groundwater contamination.