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Conveyancing in Little Hulton Q & A's

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By

Ask Clarisa a question hl@syntarsus.co.uk

Updated: 23/10/17

Little Hulton attractions and landmarks

Worsley Court House English Heritage and Bolton Museum & Art Gallery Art Gallery are near to Little Hulton.

The closest station to Little Hulton is Walkden, approximately 2 miles away. The closest airport to Little Hulton is Eccles, Barton Aerodrome Airport. Liverpool John Lennon Airport is 23 miles, Manchester Terminals 1 & 3 Airport is 14 miles, Manchester Terminal 2 Airport is 14 miles and Eccles Airport is 5 miles away.

Motorists are well served with Little Hulton being well placed with very good major road access about 1 mile of Junction 4 Southbound of the M61.

The closest hospital for Little Hulton is Farnworth, Royal Bolton.

Q.

How can we ensure our cheap quote is fixed? We need fixed rate conveyancing.

A.

Confusion over this issue catches out many home owners, and can leave them paying far more in fees than they budgeted. Many conveyancers offer so-called 'the cheapest conveyancing quotes', but additional charges will be included in the terms that home owners often do not check. Any disbursements ought to be listed on a Little Hulton conveyancing quote. Our quotes clearly state the solicitors' fees for a standard conveyancing transaction.

Q.

What specific property does my conveyancing solicitor in Little Hulton apply for a Little Hulton flat?

A.

The regular conveyancing protocol will be to get the following Local Authority (council), Drainage Search (Con29DW), Environmental and Coal Mining Search (Con29M) and perhaps less common searches for example Chancel.

Q.

Should we order a chancel search if I plan to buy in the parish of Little Hulton?

A.

Whether you are buying a home in Little Hulton or elsewhere in the county, the property solicitor may suggest that a chancel search be taken out. In older areas of Little Hulton, chancel repair may be apportioned on new owners of a home where Parochial Church Councils may have not done so in the past. It is not safe to rely on the historical behaviour of the parish council alone as a guide.

Q.

Our local agent has offered a lawyer. Do I need to instruct them?

A.

Many agents in Bramhall will have a referral arrangement with solicitors where they refer clients, however, such referrals should be compared against alternatives, as an agent may choose the firm which pays to the largest referral fee, not the most suitable for you.

Q.

Will my property lawyer in Little Hulton report back to me about the amount to be paid of council tax on a Band A maisonette prior to exchange?

A.

The solicitor will liaise with the Salford local authority to ask about the appropriate council tax band and rates, which will then be included in the title report.

The latest council tax charges for residents of Little Hulton are detailed online at the Salford council site. At the time of authoring (04 August 2012) rates are:

  • Band A - £1,016.00
  • Band B - £1,185.00
  • Band C - £1,354.00
  • Band D - £1,523.00
  • Band E - £1,862.00
  • Band F - £2,200.00
  • Band G - £2,539.00
  • Band H - £3,047.00

Q.

The vendor has unfortunately fitted unbecoming PVC windows on the maisonette in Little Hulton which I think may defy conservation area rules

A.

Your conveyancing solicitor will find out whether the property is affected by a conservation area, and if so whether any modifications have appropriate permissions from the Salford council. In the event that no authority consents be supplied, your solicitor will inform you of the best alternative which can include obtaining an indemnity insurance policy or getting retrospective consent from the planning authority.

Q.

We have to exchange contracts on the legal process our maisonette within 5 weeks, are you fast property lawyers in Little Hulton ?

A.

We take a efficient approach when conducting the legal work.

Homeward Legals firm are customer focused and will always communicate throughout the buyer and seller chain and use modern document and form assembly systems to exchange on your sale fast.

Q.

How do you work out stamp duty tax, and how much should we pay on a £454000 house?

A.

SDLT will depend on the purchase price. For a home estimated at £454000, stamp duty is £13620.