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Conveyancing in Redditch Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/10/17

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

By road: Redditch is served by the M42, A441 and A448. By rail: The nearest train station is Redditch. By air: Redditch is closest to these three airports: Birmingham Airport (20 miles), Coventry Airport (32), and Gloucestershire Airport (39).

Hospital: Alexandra, Woodrow Drive, Redditch, B98 7UB. Council: Redditch Borough (www.redditchbc.gov.uk).

Attractions: Coughton Court and Gardens, Forge Mill Needle Museum, Morton Stanley Park, Arrow Valley County Park, and The Old Needle Works.

Q.

We have taken out a quote from you, but might we be billed for any extra fees later on?

No. Homeward Legal will not charge any extra, hidden costs for any reason. It may be that your case requires a separate additional piece of legal work, like a will being drawn up, but you will be made aware of any fees relating to this. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote backed up with our ‘No Move, No Fee’ guarantee.

Q.

Can you advise how to get out of paying Stamp Duty?

Stamp duty is due on property sold for more than £125,000, which is the current trigger threshold. However, Stamp-Duty avoidance is not advisable when buying in Redditch, as such schemes are often uneconomical and unreliable. There have been certain official schemes, such as higher thresholds for first-time buyers. Your appointed solicitor will be able to confirm if any such schemes are currently running and whether you are eligible.

Q.

Should we get searches for chancel liability? I am buying a flat conversion in Redditch.

Property-owners in Redditch may be subject to chancel repair liability. Indemnity insurance will be available to protect you should a Redditch Parochial Church Council enforce such liability. Your conveyancing solicitor will be able to confirm and advise on these matters.

  • Redditch Baptist, Easemore Road, Redditch, B98 8ER
  • St. John the Evangelist, Greenlands Avenue, Redditch, B98 7PZ
  • St. Peter’s, Ipsley Church Lane, Redditch, B98 0AJ
Q.

What will be the SDLT for a £439,995 residence I am purchasing in Redditch?

The Stamp Duty Land Tax (SDLT) rate depends on a number of factors but principally on the price you bought your property for. In the example cited, the duty owed would be £12,000 on a house purchased for £439,995. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

Q.

What will the council tax cost me for a Victorian, Band C maisonette in Redditch?

Your pertinent council tax band should be reported as part of the conveyancer's title report along with details of the local council (here Redditch Borough). Council tax rates for properties in Redditch are tabled online at the council site. The 2017/2018 council tax rates are:

  • Band A - £1,1116.34
  • Band B - £1,302.39
  • Band C - £1,488.39
  • Band D - £1,674.50
  • Band E - £2,046.62
  • Band F - £2,418.73
  • Band G - £2,790.85
  • Band H - £3,349.01

Retrieved on 13 March 2017

Q.

Are there many conservation areas in Redditch?

Buyers in Redditch should be aware of a range of local conservation areas. These lay down restrictions, which create additional maintenance and repair responsibilities, as well as limitations regarding building plans, but the benefits will include protection for parks and green spaces.

Q.

Which contaminant factors are likely to affect land in Redditch?

There are several contaminants that could impact residential property in Redditch. An environmental search by your conveyancer will confirm if a specific property might be affected by contaminants in the region (such as limestone or gypsum quarrying). Weights Farm Business Park, Weights Lane, Worcestershire, B97 6RG is one such potential cause of local contamination.

Q.

For a speedy exchange and completion on the purchase of a £389,000 semi-detached house in Redditch, what should we do to guarantee the acceleration of the transaction?

Key to increasing the pace of conveyancing is to instruct a property lawyer as early as possible. When choosing a property lawyer, you should consider these questions:

  • Do they offer 'no move, no fee' protection? This can incentivise a faster transaction.
  • Do they offer 'instant' online quotes?
  • Are phone, fax and email their preferred methods of contact?

Homeward Legal offers this and more. To discuss your needs and to obtain your fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

Q.

What will the council tax cost me for a Victorian Band C maisonette in Redditch?

A.

Your pertinent council tax band should usually be reported as part of the conveyancer's title report along with the local council. The latest tax rates for homes in Redditch are published on the Redditch local authority site. Currently (15 October 2012) rates for all bands are:

  • Band A - £1,001.00
  • Band B - £1,167.00
  • Band C - £1,334.00
  • Band D - £1,501.00
  • Band E - £1,834.00
  • Band F - £2,168.00
  • Band G - £2,502.00
  • Band H - £3,002.00

Q.

We need to know which Redditch lenders your solicitors work with. Which panels are you on?

A.

Most lenders in Redditch are on our solicitors' panels. Lenders and mortgage specialists in Redditch include A & M Partnership, The Old Church/Alcester St, Redditch, B98 8AE, Perry Financial Solutions Ltd, The Barn/Hewell La, Redditch, B97 6QH, and Lime Financial Services, Prospect House/Church Green West, Redditch, B97 4BD.

Q.

Does Homeward Legal get involved in the conveyancing of auction properties in Redditch?

A.

Our company is very capable working with auction buyers and sellers. Our highly qualified solicitors and licensed conveyancers have previously acted for numerous buyers at local Redditch property auctions that include Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Savvy bidders tend to pick a qualified firm as early as possible to allow for a review of the legal papers before the auction day. Subsequently, immediately after the day of the auction, the lawyer has to be able to concentrate on get through the conveyancing process in 28 days as conventionally required by the conditions of sale.

Q.

How early should you instruct a conveyancing solicitor?

A.

The straightforward answer is, the earlier, the better, as conveyancing involves several tasks that may be performed very early in the process. Some suggest holding off instruction until an offer is accepted, but delays can risk the other side pulling out, particularly in uncertain market conditions.

Q.

Is an administration fee a disbursement or fee?

A.

Each fee and disbursement ought to be identified on your conveyancing quote. This cost is a fee not a disbursement, and should be included in a quote.

Q.

Can you advise how to get out of paying SDLT?

A.

Stamp duty is due on property sold for more than £125,000. Stamp duty avoidance is not advised when buying in Redditch, as such schemes are often uneconomical and unreliable. There have been certain official schemes, such as higher thresholds for first-time buyers.

Q.

I am purchasing a property, is it that important that searches are undertaken?

A.

Conveyancing searches are questions ordered by your solicitor. Searches will not advise on the structure of the property.