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Conveyancing in Milnthorpe Q & A's

Profile photo of Clarisa McMahon

By

Ask Clarisa a question hl@syntarsus.co.uk

Updated: 21/04/18

Milnthorpe transport and health service information

The nearest airport to Milnthorpe is Walney Aerodrome Airport (21 miles). Milnthorpe's closest station is Arnside at 3 miles.

Milnthorpe is very close at 2m of Junction 36 Southbound of the M6.

Westmorland General is the most convenient hospital for Milnthorpe.

Q.

What will the overall charge be on the sale of a £85,000 house? I am looking for an affordable conveyancing quote.

A.

Misleading conveyancing quotes catch out many buyers, leaving them to pay sometimes £100s more than planned. Many solicitors purport to offer 'the cheapest conveyancing quotes', but extra fees are frequently hidden in the solicitor's terms of engagement which unwary buyers fail to check. Fees needs to be fair and clearly defined. They only come into force where your solicitor must complete unanticipated additional work , which could not be anticipated at the start of the process. Any disbursements ought to be listed on a quote

Q.

What search enquiries will the solicitor in Milnthorpe order when acting on a Milnthorpe flat?

A.

The standard legal procedure is to get these searches - Local Authority (personal or official), Drainage Search (Con29DW), Environmental and Gypsum Mining Search and perhaps particular searches, like British Waterways.

Q.

Is a PI contribution a disbursement or fee?

A.

Disbursements and fees should be identified on a quote for your conveyancing, with no additional charges of any kind in the terms and conditions. This cost is a fee not a disbursement, and should be included in a conveyancing quote.

Q.

Should I use the conveyancing suggested by our estate agent?

Estate agent referrals are a not uncommon route for buyers to find a solicitor. If the agent is paid a referral fee, however, some agents may 'recommend' the firm which pays to the largest referral fee, not the best value for you.

Q.

My mortgage lender will be Lloyds TSB - is there anything we need to check?

A.

Until recently, most solicitors could act for the majority lenders. Some lenders have limited the firms who can act for them, which may result in increased conveyancing costs for house purchasers. Homeward Legal, however, are able to act on behalf of most mortgage lenders, keeping buyers' legal costs to a minimum.

Q.

Does our conveyancer in Milnthorpe report back to me about the cost of council tax on a Band F building before completing on the purchase?

A.

The lawyer will contact the appropriate South Lakeland local council to enquire about the relevant council tax band and rates, which will then be written in the title report. Council tax charges for residents of Milnthorpe are tabled at the South Lakeland local authority site. At the time of authoring on 09 February 2013 the rates are:

  • Band A - £1,044.00
  • Band B - £1,218.00
  • Band C - £1,392.00
  • Band D - £1,566.00
  • Band E - £1,915.00
  • Band F - £2,263.00
  • Band G - £2,611.00
  • Band H - £3,133.00

Q.

We are interested in purchasing a residence in Milnthorpe. How can we check that the residence is in a designated conservation area?

A.

With over 8,000 conservation areas throughout England, the regions in or near Milnthorpe include several areas of special architectural or historic interest defined as protected. You may wish to contact the local authority if you have specific questions, but your property solicitor will address this during the house-buying process.

Q.

What can I do to avoid paying for stamp duty to HM Revenue?

A.

Stamp duty is payable on property priced at over 125,000 pounds. Homeward Legal strongly advise against any stamp duty mitigation, as such schemes are costly and very risky. There have been a number of government initiatives, such as higher thresholds for first-time buyers, and your solicitor will advise if these may apply.