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Conveyancing in Oldham Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/04/18

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.

We want to exchange contracts on the legal process our property within 28 days, are you fast Oldham conveyancing solicitors ?

A.

We maintain that our qualified and SRA regulated solicitors , by default, take a speed focused approach to completing the conveyancing work for customers

By utilising cutting edge fast response systems . We also provide you with sellers carefully selected property lawyer who will always communicate with all parties in the home buyer and seller chain like local councils, to reach a fast move.

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.

Q.

If I plan to purchase near Oldham, in the parish of Oldham, do we need a chancel search?

A.

A solicitor could recommend a chancel search. Chancel repair dues can be collected on the current owners of a property where Parochial Church Councils have not imposed the same liability on the last owners. Even if liability is unlikely, indemnity insurance is a sensible precaution.

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.

We are buying a renovated investment flat in a conservation area. How do we find more information in respect of the standard of repair?

A.

Local conservation areas are set up by the local Oldham planning authority, who govern conservation area concerns from what can be demolished to the hindrance of advertising hoardings. English Heritage, a government body, administer a detailed list about the state of repair of conservation areas in Oldham and across England in addition to the vulnerability of the area.

Q.

We are shortly going to be moving out of our semi detached home near Oldham to a home in Mossley what is the best point to choose a home removal firm?

A.

We would usually suggest that home sellers hold off booking a removals company until the contracts have exchanged as a moving date wont have been formalised.

Local information can be sought from A1removals4u, 1 Wilkinson St, Oldham, OL4 1JT Phone: 07845 373524 or K C Removals, 41 Bar Gap Road, Oldham, OL1 3RL Tel: 0161 622 3811.

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.