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Conveyancing in Middlesbrough Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/10/17

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

By road: Middlesbrough is served by the A19, A66, A171 and A174. By rail: The nearest train station is Middlesbrough. By air: Durham Tees Valley Airport is 12 miles from Middlesbrough.

Hospital: James Cook University, Marton Road, Middlesbrough, TS4 3BW. Council: Middlesbrough Council (www.middlesbrough.gov.uk).

Attractions: Middlesbrough Institute of Modern Art, RSPB Salthome, Cleveland Leisure, Stewart Park, Tees Transporter Bridge, and Dorman Museum.

Q.

What’s the best way for us to find fixed-rate conveyancing in Middlesbrough?

Several solicitors promote what they advertise as cheap conveyancing, only to find extra fees in the small print that may inflate your final bill. A quote for conveyancing for your Middlesbrough property should also state costs to be paid to third parties (such as the fees for searches), which are known as disbursements. At Homeward Legal, we never hide any costs, and our quotes offer a clear statement of your legal fees and all disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

What causes conveyancing to be so delayed? And are we likely to suffer delays in the purchase of our Middlesbrough flat?

The complexity of the process, particularly when there are several people in the property chain, can mean contentious issues that are not swiftly resolved have a serious impact on the speed of conveyancing. As such, the legal work involved in buying or selling Middlesbrough property may be subject to numerous interruptions or delays. At Homeward Legal, we completely understand and appreciate how difficult it can be to face these issues, and we work hard to reduce the consequences of these delays by chasing for prompt responses throughout the chain using phone, fax and email rather than the more traditional postal system.

Q.

Is Homeward Legal able to act quickly on the conveyancing for auction properties in Middlesbrough?

Yes. Homeward Legal’s solicitors are actually experts in the auction field. If you are considering selling or buying at auction, it would be wise for you to appoint a solicitor as soon as possible so that the review of all legal documentation may begin well before the auction day. Then, with your solicitor fully briefed on your proposed transaction they can then complete the necessary conveyancing within the statutory maximum four-week timeframe for any auctioned property. Contact Homeward Legal on 0800 038 6699 to talk to our niche panel of auction solicitors about your plans and to obtain a fixed-fee quote for your conveyancing requirements.

Q.

Would arranging a building survey be required if we are purchasing a property in Middlesbrough?

While it is not a stipulation for the completion of your purchase in Middlesbrough, Homeward Legal strongly advises that you get a structural survey completed, because it will highlight any problems (e.g. rotten joists, loose roof tiles, etc.) that are not part of the remit of the conveyancing.

Q.

I am purchasing my house in Middlesbrough with a mortgage from Skipton Building Society. Before committing, what do I need to check?

In some cases up and down the country, lenders have opted to reduce the size of their 'solicitor panel'. This means that, should they require additional legal representation, those extra legal fees might be passed on to you so that they can recoup their costs. Homeward Legal can act for all large UK mortgage lenders, approved by the Council of Mortgage Lenders, thereby eradicating the likelihood of unexpected bills. Call our experts on 0800 038 6699 to discuss your plans and obtain a fixed-fee conveyancing quote with our ‘No Move, No Fee’ guarantee.

Q.

Unforeseeable financial circumstances have forced us to push for exchange on the sale of our flat in Middlesbrough within 6 weeks. Are Homeward Legal fast Middlesbrough conveyancers?

Our proactive lawyers always assume an active style in dealing with the conveyancing when concluding the legal work. By investing in cutting-edge productivity systems, integrated with associated bodies such as The Land Registry, HMRC and the local civic authorities, we can speed through the fact-finding elements and disbursement-settling of the conveyancing. In addition, we always give you a Conveyancing Quality Scheme (CQS) property lawyer, who is qualified to exert pressure upon everyone in the buyer and seller chain (e.g. mortgage lenders) to reach a fast completion.

Q.

Has soil in Middlesbrough been contaminated by cobalt?

Metal contamination may have occurred throughout Middlesbrough from historical agricultural or industrial use, but some extreme cases may be deemed an unsafe risk for human life or protected species. Data on many contaminants, such as those from industrial storage or waste-processing, will be included in an environmental search. This information will be detailed in the report of title, prepared by your solicitor.

Q.

What actions can I take to defer paying SDLT?

Stamp Duty Land Tax (SDLT) must be paid on houses purchased for a price over £125,000. Any scheme that offers to avoid payment of a percentage or total of the amount owed are unstable and uneconomic and, as such, Homeward Legal would strongly advise against joining them. The HMRC can review a scheme up to 6 years after your purchase is completed, and you may be penalised with up to 100% of the duty plus the amount remaining. From time to time, the government sets up legitimate schemes to help home-buyers (e.g. reduction in stamp duty for first-time buyers). Your solicitor should be able to tell you about any current schemes and confirm your eligibility.

Q.

Which areas of Middlesbrough are eligible for stamp duty relief?

A.

Middlesbrough disadvantaged areas are identified by council ward. Disadvantaged areas in Middlesbrough are Beechwood, Gresham, Pallister, Southfield, Park End, Westbourne, Ayresome, Beckfield, Berwick Hills, Easterside, Grove Hill, Hemlington, North Ormesby, St. Hilda's, Stainton and Thornton and Thorntree. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

Q.

What sort of local environmental searches in relation to the risk and history of floods at Yorkshire, North Riding will a Middlesbrough solicitor actually conduct?

A.

An essential step in the conveyancing process of purchasing a property involves a lawyer carrying out environmental searches that provide some details regarding Middlesbrough flood risk. Additionally your property lawyer in Middlesbrough might advise a more detailed flood risk search.

Q.

What length of time does conveyancing legal work take, in your experience? The house being transacted is also in the area.

A.

Generally speaking, the amount of time needed to transfer a residence will vary, based on potentially many issues such as if either party has a mortgage. Nationwide, the average is around ten weeks, whereas our solicitors will, wherever feasible, work towards a six-week timescale.

Q.

Would arranging a building survey be required if we are purchasing a property?

A.

It is heavily suggested that buyers arrange a survey. Buyers should be aware that there are many concerns that will impact a property, that a solicitor will be unable to address, including poor ventilation and cracked roof tiles.

Q.

Could my conveyancing costs take into account any supplementary hidden costs?

A.

Our solicitors do not hide any additional costs for your conveyancing legal work. Some solicitors' firms will give a low estimate, not an accurate quote. The bill you receive on completion can be much greater.

Q.

Has soil in Middlesbrough been contaminated by cobalt?

A.

Metal contamination may have occurred throughout Middlesbrough, but some extreme cases may be deemed an unsafe risk. Data on many contaminants, such as industrial storage, will be included in an environmental search.

Q.

For a fast conveyancing process to buy a £186,000 property, what should we do?

A.

Finding a proactive, diligent conveyancing solicitor is essential to a fast conveyancing transaction. There are several tasks you, as the buyer, can do to accelerate the process, such as, promptly answering your conveyancing solicitor's questions (by email if possible), requesting regular updates from your conveyancing solicitor and keep the pressure on and ordering a property survey early in the transaction.