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Conveyancing in Rochdale Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 19/04/18

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

By road: Rochdale is served by the M62, A58, A627(M), A671 and A680. By rail: The nearest train station is Rochdale. By air: Rochdale is closest to Manchester Airport (24 miles), Leeds Bradford Airport (36), and Liverpool John Lennon Airport (42).

Hospital: Rochdale Infirmary, Whitehall Street, Rochdale, OL12 0NB. Council: Rochdale Borough (www.rochdale.gov.uk).

Attractions: Hollingworth Lake, Rochdale Pioneers Museum, Rochdale Town Hall, Rochdale Canal, Healey Dell Nature Reserve, and Greater Manchester Fire Service Museum.

Q.

We have taken out a quote with you for our move in Rochdale, and it looks quite cheap, so will there be any additional charges later in the transaction?

Homeward Legal will not charge any hidden costs whatsoever. Some firms only provide estimates disguised as quotes to appear more attractive, which they will not be bound to, and which will almost certainly result in you having to pay far more for your legal bill than you were anticipating. With Homeward Legal, what you see on the quote is what you get. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699. All our quotes are backed up with a ‘No Completion, No Fee’ guarantee.

Q.

Would you advise taking action to avoid paying stamp duty on our purchase in Rochdale?

All stamp-duty-reduction schemes must be treated with caution, as such schemes are costly and very risky. They are also subject to review by HMRC and other government bodies up to six years after your purchase is complete. If the scheme is called into question, you may be liable for a penalty of up to 100% of the duty, plus the amount outstanding, which can run into thousands of pounds.

Q.

My partner and I are interested in purchasing a building in Rochdale. Are there many conservation areas in and around the town?

Areas considered to be of historical or architectural value, like fishing villages or historical town centres, may be recognised as designated areas of conservation. Middleton Town Centre, Castleton (South) and Birtle Borough are among the conservation areas in Rochdale. You may wish to contact the local council if you have specific questions, but your solicitor will investigate this in detail, and provide the information in the report on title.

Q.

What is the council tax on a Sixties, mid-terrace, Band E home in Rochdale?

Your band and associated rate will be detailed in the title report by your conveyancer. The latest charges for Rochdale are listed on the Rochdale Borough local authority site, a link to which can be found in the public information section of these FAQs. The rates for the 2017/2018 tax year for Rochdale were:

  • Band A - £1,114.25
  • Band B - £1,299.65
  • Band C - £1,485.66
  • Band D - £1,671.37
  • Band E - £2,042.79
  • Band F - £2,414.20
  • Band G - £2,785.62
  • Band H - £3,342.74

Retrieved on 18 April 2017

Q.

Is it a sensible idea to do the conveyancing ourselves for our sale in Rochdale?

If you wish to have a stab at the conveyancing, you can feasibly take care of the majority, if not all, of your own conveyancing without approaching an experienced property lawyer in Rochdale. However, DIY lawyers are not covered by the appropriate insurance that solicitors are duty-bound to carry. Call our expert lawyers on 0800 038 6699 for your fixed-fee quote and to discuss your conveyancing needs.

Q.

We are on a short deadline, needing fast conveyancing for our purchase in Rochdale, so what can we do to accelerate it?

The key to a faster conveyancing transaction is to instruct a proactive, diligent conveyancer, like ours at Homeward Legal, as soon as you can, because there are several tasks that can be started early,

even if you haven’t yet put in an offer. With Homeward Legal’s ‘No Completion, No Fee’ protection, it won’t cost you anything more to instruct your solicitor early. There are, however, various jobs that you, as the buyer, could do to get moving sooner. These include:

  • promptly answering your conveyancer's questions
  • arranging your mortgage offer at the earliest opportunity
  • contacting and chasing your conveyancer regularly
  • filling in and returning any forms as soon as you receive them
Q.

Is a Professional Indemnity fee a disbursement or fee?

It may be unclear whether an item on your quote is a disbursement or fee, because of the way some firms choose to display their quotes, and because of the differences in language and terminology solicitors’ practices might use. Homeward Legal’s quotes make the distinction between the two types of cost very clear. A Professional Indemnity Fee, to cite the example, is a fee and not a disbursement, and should normally be included in a quote.

Q.

How long will the conveyancing legal work take in Rochdale? I already have an offer.

The length of time needed to buy or sell a property varies, and is dependent on a number of considerations (for example, whether the property being bought or sold is leasehold, or the need for your buyer to get a mortgage). Homeward Legal works hard to ensure your transaction is undertaken with the utmost care and speed, without compromising the quality of the service we provide. Why not give our waiting team a call on 0800 038 6699 for your fixed-fee quote protected by our ‘No Completion, No Fee’ guarantee? Or try our online quote calculator.

Q.

Which local authority looks after Rochdale?

A.

Rochdale is located in Rochdale Metropolitan Borough Council, PO Box 39, Municipal Offices, Smith Street, Lancashire, OL16 1LQ, phone: 01706 647 474

Q.

How much does the conveyancing searches in Rochdale be?

A.

The cost of conveyancing searches will vary, depending on the searches required by your lender. They are charged 'at cost'.

Q.

Will we need to get a chancel search? I am purchasing a Rochdale house on the same road as a parsonage.

A.

The Law Lords decision in a court case between a parish council and owners of neighbouring farmland liable for church repairs confirmed that chancel repair liability could be enforced. A chancel search checks that such a liability exists. Liability is more common in some parts of the country. The solicitor performing your conveyancing will be able to advise as to whether a chancel search is necessary. Church of England properties in the area include Parish Church of St Ann, Belfield, St Aidan, St Chad and St Mary in the Baum and St George's Church, Oakenrod.

Q.

We need to complete on the sale of a maisonette within 6 weeks, are you especially fast Rochdale solicitors ?

A.

Many Greater Manchester solicitors are far too lackadaisical creating a lot of stress to the home legal process.

Homeward Legals expert panel of solicitors always communicate throughout the home buyer and seller chain and that implement the latest land registry integrated systems to drive through the legal work to your ideal move date.

Q.

Do I need to get a surveying expert to review our home purchase?

A.

Homeward Legal heavily advise that all purchasers book a house survey. A wide range of problems can affect a property, which include chimney defects and settlement, and issues such as these are not likely to be investigated as part of the conveyancing itself.

Q.

How long can conveyancing legal work take, in your experience? I already have an offer.

A.

The number of weeks needed to buy or sell a property varies, with reference to a number of considerations, for example, whether the property being bought or sold is leasehold. Homeward Legal work hard to ensure your transaction is undertaken with the utmost care and speed.

Q.

Is contaminated land in Rochdale a problem?

A.

Residential property in Rochdale is contaminated by numerous natural causes and human activities. Issues including proximity to waste sites will be investigated during the conveyancing process. Contamination can be caused by Rochdale waste sites, including Arundel Avenue, OL11 1QL.