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Conveyancing in Ormskirk Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 16/01/18

Ormskirk key data:

Ormskirk station is almost 1 mile from Ormskirk. The nearest airport to Ormskirk is Blackpool International Airport. Liverpool John Lennon Airport is 16 miles, and Eccles Airport is 22 miles away.

Ormskirk, Ormskirk & District General is a relatively close hospital to Ormskirk.

Q.

How do I find a cheap solicitor in Ormskirk for selling a leasehold house?

A.

Lack of clarity over this issue catches out many home owners, and can leave them paying far more in fees than they budgeted, and many law firms offer theoretically 'the cheapest conveyancing quotes'. Often additional fees can inflate your solicitor's invoice. Our quotes offer a clear statement of your solicitors fees for a standard purchase or sale.

Q.

Can you state how I bypass paying HMRC stamp duty?

A.

Stamp Duty Land Tax is usually due on property purchases over 125,000 pounds. We firmly advise against any stamp duty avoidance, as such schemes are expensive and the HMRC can review a scheme up to 6 years after a sale is completed meaning that the full stamp duty amount will then be due.

Q.

Will we need a chancel search if I plan to purchase in the parish of Goosnargh, near Ormskirk?

A.

A conveyancing solicitor may suggest a chancel search. Although some parish councils have taken the decision to impose chancel repairs on the current owners of affected property, it cannot be guaranteed that a parish where repair costs have not been paid before will remain liability-free for new owners, so indemnity insurance may be advisable even if liability is unlikely.

Q.

Which local authority is responsible for Ormskirk?

Ormskirk is located in West Lancashire Borough Council, PO Box 16, 52 Derby Street, Ormskirk, West Lancashire, L39 2DF, contact: 01695 577 177

Q.

Will my professional conveyancing solicitor in Ormskirk tell me about the amount to be paid of the council tax on a Band F property before exchange?

A.

The property solicitor will consult with the council to reveal the appropriate council tax charges which should subsequently be included in the title report. The latest council tax rates for Ormskirk are tabled on the West Lancashire council website. Currently on 04 January 2013 rates are:

  • Band A - £1,013.00
  • Band B - £1,181.00
  • Band C - £1,350.00
  • Band D - £1,519.00
  • Band E - £1,856.00
  • Band F - £2,194.00
  • Band G - £2,531.00
  • Band H - £3,038.00

Q.

Will we need a building survey?

A.

It is strongly recommended that the majority of buyers arrange a property surveyor to perform a survey when you intend to buy in Ormskirk. There can be a range of defects that can negatively affect a property, which will not be addressed during a property valuation, such as chimney defects.

Q.

What kind of flood plain searches in connection with the potential risk of a flood in the Lancashire region will the Ormskirk property lawyer apply for on an Edwardian house I am purchasing?

A.

The solicitor conducts environmental searches that should include Ormskirk historical flood risk information.

Q.

As a consequence of the extensive flooding in Sept 2012 in North West England we are apprehensive that flood risk searches might not be sufficient?

A.

Flood risk searches applied for by your property lawyer in Ormskirk should also include the more informative search (Landmark) if required.

If you are still concerned it may be worth trying to approach a local resident.