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Conveyancing in Oldham Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/01/18

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

By road: Oldham is served by the M60, A62 and A627(M). By rail: The nearest train station is Oldham Central. By air: From Oldham, Manchester Airport is 17 miles and City Airport and Heliport is 19 miles

Hospital: Royal Oldham, Rochdale Road, Manchester, OL1 2JH. Council: Oldham Council (www.oldham.gov.uk).

Attractions: Gallery Oldham, Daisy Nook, Saddleworth Museum and Art Gallery, Dovestone Reservoir, Stonerig Raceway, and Lancaster Park and Animal Farm.

Q.

How do we get affordable conveyancing on a flat in Oldham town centre?

Going for a lawyer firm advertising what they call 'the cheapest conveyancing quotes' may not be the wisest move. Some lawyers provide quotes for the basics but there are disbursement costs and other fees often hiding in the small print. Such extra charges need to be fair and clearly stated. At Homeward Legal, we never hide any costs, and our quotes offer a clear statement of your legal fees 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.

With a property on the outskirts of Oldham ready to buy, can we aim for fast conveyancing?

The best and most essential tactic you can employ to ensure fast conveyancing is to instruct a proactive and a readily-communicative lawyer. When considering who to select, you should also weigh up the following questions:

  • Do they use email as the preferred mode of communication?
  • Did you experience any delays when requesting a quote?
  • Do they offer a ‘No Completion, No Fee’ guarantee?

Homeward Legal offers this and more. Our fixed-fee quotes are clearly laid out so you know what you’re paying, while our solicitors are trained to communicate with everyone in the chain to ensure swift resolution of issues, supported by cutting-edge technology and systems.

Q.

Are buyers frequently gazumped in Oldham?

Gazumping arises when a buyer's offer is rejected by the seller, following initial acceptance, in favour of a greater offer. In the nature of the business of moving house, there will always be a risk of gazumping happening in any transaction, because offers are not binding until the exchange of contracts. Instructing your conveyancing solicitor as soon as you can is a key first step to reducing this risk. Call Homeward Legal’s team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

We are planning to buy a semi-detached house in Oldham as part of a new build. Will we therefore need a house survey?

The Royal Institution of Chartered Surveyors strongly advise that you instruct a building surveyor to carry out a structural survey. There are many defects that will impact a property, regardless of its age, which may create issues with the transaction further down the line. Such structural issues will not be considered during the conveyancing work itself.

Q.

Are there many mortgage lenders with Oldham branches?

The Homeward Legal group have solicitors with experience working alongside most lenders listed with the Council of Mortgage Lenders in and around Oldham. A number of mortgage specialists operate in Oldham, including:

  • Co-operative Bank PLC, 12 Market Place, Spindles Town Square Shopping Centre, Oldham, OL1 1HE
  • Royton Insurance Services, 120 Rochdale Road, Royton, Oldham, OL2 6QF
  • New Start Insurance and Faith Cover, 11 Church Terrace, Oldham, OL1 3AT

The solicitor managing the legal work for your move can confirm additional costs or hurdles associated with your chosen lender.

Q.

Will my property lawyer report back on the amount of council tax to be paid on a Band G townhouse in Oldham before exchange of contracts?

Your property solicitor will approach the Oldham local council to ascertain the appropriate council tax band and rates, which should be written in the report on title. Up-to-date rates for properties in Oldham are listed online at Oldham’s

local authority site (refer to the public services details at the head of these FAQs). The tax rates for each band in Oldham for the tax year 2016/2017 were:

  • Band A - £1,107.04
  • Band B - £1,291.53
  • Band C - £1,476.04
  • Band D - £1,660.56
  • Band E - £2,029.58
  • Band F - £2,398.58
  • Band G - £2,767.60
  • Band H - £3,321.12

Retrieved on 22 February 2017

Q.

My budget has been severely limited by some unexpected outlays, and I’ve heard that I might be able to do my own conveyancing on an end-of-terrace house in Oldham. But would this really be a wise move?

While it’s understandable that you might think you could cut costs by doing your own conveyancing without employing a solicitor, Homeward Legal would advise against it. The work required can be quite detailed and complex, and best handled by a trained, skilled and experienced lawyer. To do the work yourself may be counter-productive, incurring delays and putting your move in jeopardy. Try calling our team of conveyancing experts at Homeward Legal on 0800 038 6699.

Q.

Is a chancel repair liability search for my Oldham property purchase a disbursement or fee?

Comparing quotes is not always straightforward, given the various definitions and jargon that different firms use to describe the same thing. This charge (a cost incurred to check your liability for funding repairs of a local church) is a disbursement and not a fee, and is passed on at cost. Homeward Legal’s quotes make the distinction between fees and disbursements very clear.

Q.

How early is it appropriate to instruct a conveyancing solicitor to act on our purchase?

A.

If you choose a conveyancing solicitor with 'no move, no fee' protection, earlier is preferable, as there are several tasks that may be performed straight away. Instructing your solicitor sooner for a purchase allows you can shave days off the process by having the details of your instructed solicitor ready when you make an offer, or, if you are selling a property, relevant information can be sourced sooner (this is particularly true for leasehold properties).

Q.

Is your panel of solicitors set up to handle fast completions on the conveyancing for auction properties in Oldham?

A.

In fact we specialise in auctions and regularly do the legal work for sellers at auction. It is crucial bidders to formally instruct a fast conveyancing firm as soon as they can to allow for a detailed investigation of the auction legal pack in advance of the property auction.

Subsequently, immediately after the auction, the solicitor must be focused on finalise the transaction in under 28 days after exchange, a normal requirement of terms and conditions of sale.

Q.

The vendor has added dormer windows on the house in Oldham which might possibly defy local conservation area guidelines

A.

The property solicitor is required to ascertain if your proposed purchase is inside a designated conservation area, and if so, whether any alterations have the necessary consents from the Oldham council.

Q.

My local agent has put forward the solicitor that they have used before. Do I need to instruct them?

A.

Agent referrals are a commonplace route for buyers to find a solicitor. If the agent is paid a referral fee, however, there is a risk that an agent may choose the firm which pays to the largest referral fee, not the best value for you.

Q.

How is stamp duty calculated in Oldham and what should we budget for a £666000 property?

A.

Stamp Duty Land Tax in Oldham is dependent on the property's price. Stamp duty will be £26640 on a £666000 home.*

*Source: www.hmrc.gov.uk, 01/02/2013

Q.

Which actual conveyancing searches will my Oldham property lawyer order for a Oldham property?

A.

The standard procedure is to obtain Local Authority (personal or official), Drainage and Water Search (CON29DW or personal), Environmental and Coal Mining (Con29M) and, depending on certain criteria, unique particular e.g. a Chancel check Search.

Q.

Regarding the serious flooding in Sept 2012 in North West England, I am apprehensive that flood risk searches won't be detailed enough?

A.

Environmental searches handled by the Oldham property lawyer should also include a far more rigorous Landmark flood search if the risk warrants it.

If you are still concerned try to approach a future neighbour or local Greater Manchester flood repair expert try: G Strothers, 5 Kiln Hill Close, Chadderton, Oldham, OL1 2RF Tel: 0161-620 1002.