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Conveyancing in Niton Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/04/18

Local area services and health service information

Shanklin station is about 6 miles from Niton. The closest airport to Niton is Sandown IoW Airport (6 miles). Bembridge IoW Airport is 11 miles and away.

Q.

Niton area information

A.

St Catherines Lighthouse, Appuldurcombe House English Heritage and Wroxall IOW Owl and Falconry Centre Bird of Prey Centre are easily accessible from Niton.

The most convenient hospital for Niton is St Marys Blackwater.

Q.

How do I get affordable conveyancing in Niton?

A.

Many solicitors promote 'the cheapest conveyancing quotes'. Unfortunately extra costs may be added into the solicitor's terms of engagement. Excited homeowners, eager to get underway, often ignore this small print when they instruct. Third party costs, termed disbursements, to be paid should be included on the conveyancing quote. We provide quotes, not estimates, and clearly state the fees for a standard conveyancing.

Q.

How much is the council tax on a period terraced Band F house in Niton?

A.

You will be give detail your new house's council tax band with the report on title. The latest tax charges for Niton are set out in detail at the Isle of Wight local authority site. As of 31 October 2012 rates are as follows:

  • Band A - £979.00
  • Band B - £1,142.00
  • Band C - £1,305.00
  • Band D - £1,468.00
  • Band E - £1,794.00
  • Band F - £2,120.00
  • Band G - £2,446.00
  • Band H - £2,936.00

Q.

Conveyancing searches (environmental) are assessed from archived information and when you factor in recent flooding for example the statistics that 1 4m people are at risk coastal or river flooding, are they the best way to advise us enough about the ever changing Niton area flood risk?

A.

A competent Niton conveyancer should always carry out informative conveyancing and environmental searches if the initial conveyancing searches determine a any kind of risk of flooding in Niton.

It is not uncommon for buyers to also get in touch with a local resident for further assurance.

Q.

How is stamp duty determined, and how much do we need to pay on a £532000 property?

A.

The SDLT you pay is dependent on the house or flat's price. On a £532000 Niton home, stamp duty will be £21280 (correct March 2013).

Q.

The web is full of a growing number helpful publications going into great depth on do it yourself conveyancing. Do I need to spend money on a lawyer in Niton ?

A.

On paper there are no arguments at all why a seller cannot embark on the majority of the legal and technical work on your own.

However, a conveyancer typically handles a large array of actions including approving completion statements and identifying the most appropriate searches many of which really need a skilled professional.

Furthermore solicitors practices are required by the SRA to get insurance cover to shield you in the event of any carelessness.

Q.

Is Homeward Legal able to 28 day completions on the legal conveyancing of residential property auction properties in Niton?

A.

Our team are familiar with local and national auctions and frequently work for buyers at auction. It is a shrewd move to decide on a the conveyancing solicitor as rapidly as they can to allow enough time for a full review. prior to the property auction.

Immediately following the auction day itself a lawyer has to be able to concentrate on finish all of the legal work in 28 days after exchange of contracts, a normal requirement of conditions of sale.

Q.

Which body is responsible for monitoring the condition of repair of Niton conservation areas?

A.

Local conservation areas, such as whether trees can be cut down or ugly shop fronts are managed by the local Isle of Wight planning authority. Following a campaign, English Heritage administer details on the condition (poor to good) of conservation areas along with the trend of the area.

Q.

What does a Niton conveyancing solicitor recommend if the property we am buying is located in a conservation are in Isle of Wight council which appears to have unsightly removal of chimney stacks fitted?

A.

Isle of Wight local authority enquiries conducted by your Niton property lawyer in the process of the conveyancing will find out the existence of the appropriate formal approval for any modifications to the building.