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Conveyancing in Marple Bridge Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/04/18

Regional transport information

Marple station is about a mile from Marple Bridge. Marple Bridge's nearest airport is Manchester Terminals 1 & 3 Airport. Manchester Terminal 2 Airport is 10 miles and Eccles Airport is 15 miles away.

Hyde is the nearest hospital to Marple Bridge.

Q.

How do I find fixed rate conveyancing in Marple Bridge?

A.

The confusion over what is, and is not, included in a 'cheap' quote leaves many buyers paying out more than they anticipated in the end. Many property lawyers purport to offer cheap conveyancing quotes, however extra charges will be included in the small print. Excited buyers, eager to get underway, often ignore this small print when they instruct. Additional charges found in terms and conditions should be fair and only apply to matters if the conveyancer is required to complete extra work on your behalf, which could not be anticipated at the start of the process. The conveyancing quote should also clearly state applicable disbursements.

Q.

We are intending to purchase a barn conversion in the parish of Marple Bridge. Is a chancel search required?

A.

Regardless of the Marple Bridge parish in which you are purchasing, the solicitor might recommend that a chancel search is ordered. In older areas of Marple Bridge, chancel repair may be imposed on current owners of a property where Parochial Church Councils have previously chosen not to do so.

Q.

What type of environmental searches regarding the risk of flooding at Greater Manchester will a Marple Bridge conveyancing solicitor be able to apply for?

A.

An important part of the legal process carried out when buying a property involves your solicitor making an application for conveyancing and environmental searches that offer details of any likely risk of flooding in Marple Bridge.

Q.

What precautions can I take to get out of paying stamp duty land tax?

A.

SDLT usually must be paid for homes over 125,000 pounds. Stamp duty reduction scheme is not recommended, as such schemes are highly expensive and the HMRC can review a scheme up to 6 years after a sale is completed . There have been a small number of government initiatives, however, such as for first-time buyers, and your solicitor will advise if these may apply.

Q.

My agent has suggested a lawyer. Is it advisable to use this solicitor?

A.

It is commonplace for estate agents to endorse one or more conveyancing firms. However, if the agent is paid a fee by the solicitor, some agents choose the solicitor willing to pay the highest referral fee, not a firm with local expertise and a solid reputation.

Q.

Does our solicitor in Marple Bridge report back to me about the amount of council tax to be paid for a Band D cottage prior to completing on the purchase?

A.

A property solicitor will approach the appropriate Stockport local council to discover the applicable council tax rates, which will subsequently be added to the conveyancing report on title.

The latest council tax rates for homes in Marple Bridge are tabled online at the Stockport council site. At the time of authoring on 11 June 2012 the rates are:

  • Band A - £1,040.00
  • Band B - £1,213.00
  • Band C - £1,387.00
  • Band D - £1,560.00
  • Band E - £1,907.00
  • Band F - £2,253.00
  • Band G - £2,600.00
  • Band H - £3,120.00

Q.

Is a deed of covenant a disbursement or a fee?

A.

It may not be obvious if an itemised charge is a fee or disbursement. This charge is a fee not a disbursement. It should be included in a quote.

Q.

We have a house to purchase. How do we aim for a fast completion?

A.

The key to fast Marple Bridge conveyancing is to instruct a proactive solicitor. That said, there are a number of tasks you can do to accelerate the process, including, getting your mortgage offer in place, responding to all correspondence via the fastest means and encouraging your solicitor to carry out searches promptly.