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Conveyancing in Lymm Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 27/04/17

Local points of interest in Lymm

Warburton St Werburgh Churches Conservation Trust and Arley Hall Historic Houses Association are close at hand to Lymm.

Lymm is very close at 1.5m of the M6 junction entry 20 Northbound.

Lymm's closest airport is Eccles, Barton Aerodrome Airport (7 miles). Liverpool John Lennon Airport is 16 miles, Manchester Terminals 1 & 3 Airport is 9 miles, Manchester Terminal 2 Airport is 9 miles and Eccles Airport is 8 miles away and Lymm's nearest station is Birchwood.

The most convenient hospital for Lymm is Stretton, Cheshire.


I am looking for a cheap Lymm solicitor to own a new build property. What are the risks?


Numerous solicitors purport to offer 'the cheapest conveyancing quotes', however additional fees are frequently hidden in the terms and conditions. Busy, stressed buyers and sellers ignore these terms at their peril. Any extra fees found in terms of engagement should be fair and reasonable and be applicable solely where your conveyancer must complete unanticipated additional work , which could not be anticipated at the start of the process. Our quotes are not estimates, stating all the solicitors fees you will pay for a standard sale or purchase.


In respect of the major flooding in Sept 2012 in North West England I am apprehensive that flood searches might not be sufficient?


A competent conveyancing solicitor in Lymm should get flood searches (Landmark database search) if the environmental search identifies any kind of Lymm flood risk area

Sometimes home buyers to get in touch with a local resident to get further local history or local Cheshire flood repair builder, try G & G Builders, 181 Higher Lane, Lymm, WA13 0RF Tel: 01925 758147.


Is a building survey sensible when buying property?

It is firmly advised that Lymm buyers instruct a surveyor to undertake a survey when buying in Lymm. There are a wide range of concerns which affect a property, that will not be addressed during the conveyancing process, such as cavity wall tie failure.


We have a found a home to buy. How do we ensure fast conveyancing?


Finding a experienced solicitor is key a faster move. There are numerous tasks you could do, including, responding to all correspondence via the fastest means, arranging your mortgage offer and pushing the solicitor to begin enquiries as soon as possible.


What specific property conveyancing searches will a solicitor in Lymm order when instructed on a Lymm flat?


Standard conveyancing procedure will be to get Local Authority (personal or official), Drainage Search (Con29DW or personal), Environment Search and Cheshire Brine Search and perhaps specific local Lymm searches, which may include a Commons Registration Search.


How many weeks will I budget for conveyancing legal work usually take?


The time taken to transact a property will vary, according to a range of aspects, including if the property being bought or sold is leasehold. For most firms in England and Wales, the average is between 8 to 12 weeks, whereas Homeward Legal drive the process forwards, completing within eight weeks.


How much is the council tax on a Fifties semi-detached property in Lymm?


Frequently a conveyancer's title report will cover the relevant Warrington council tax band.

Up-to-date charges for Lymm are tabled online at the Warrington council site. At the time of authoring (25 August 2012) rates for all bands are:

  • Band A - £917.00
  • Band B - £1,070.00
  • Band C - £1,222.00
  • Band D - £1,375.00
  • Band E - £1,681.00
  • Band F - £1,986.00
  • Band G - £2,292.00
  • Band H - £2,750.00


What do we need to know about 'fixtures and fittings'?


Usually, fixtures are 'fixed' to the property and cannot be easily removed and fixtures are free-standing. Completion or agreement of a fixtures and fittings form is unfortunately often left to the last minute, when a dispute may jeopordise the transaction.