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Conveyancing in Rochdale Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/01/18

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.

I am on a short deadline, needing ensure a fast conveyancing transaction, what can we do to accelerate our transaction?

A.

The key to a fast conveyancing transaction is to instruct a proactive, diligent conveyancer. There are, however, various jobs you as the buyer could do to get moving sooner. These include:

  • promptly answering your conveyancer's questions
  • arranging your mortgage offer
  • contacting your conveyancer regularly

Q.

Alliance and Leicester is our lender, what will I need to check?

A.

House buyers need to be aware that, over the last two years, some lenders have limited the number of solicitors who can act for them. Homeward Legal can act for the majority of mortgage lenders so that you will not be required to pay the lender's legal fees.

Q.

Is caesium (Cs) frequently found in Rochdale soil?

A.

With this region's industrial history in parts of Rochdale, soil contamination is impossible to completely avoid. The local authority for Rochdale will be able to provide more detail on cases of contamination.

Q.

We have taken out a quote from you. Are there any additional charges?

A.

Homeward Legal will not charge any hidden costs whatsoever. Some firms only provide estimates disguised as quotes, which they will not be bound to.

Q.

We are intending to buy a house in Rochdale. Will a chancel search be necessary?

A.

The solicitor could recommend a chancel search. Through some Parochial Church Councils (PCCs) have taken the decision to exact chancel repairs on owners, it cannot be guaranteed that a parish which has not imposed liability will not continue to be so, so indemnity insurance may be advisable even if liability is unlikely.

Q.

How can I find if any of the protected Rochdale conservation areas are in a vulnerable state?

A.

A recent inventory of the state of conservation areas is noted by English Heritage and this details are available at the English Heritage website: Middleton Town Centre is listed as very bad with low vulnerability and condition improving significantly, Castleton (South) is listed as very bad with medium vulnerability and no significant change, Birtle with Rochdale Borough is listed as very bad with medium vulnerability and condition improving significantly. Call 01706 924352 for more information.

Q.

What searches should a Rochdale solicitor carry out when buying a Rochdale property?

A.

The normal procedure is to obtain Local Authority (personal or official), Drainage and Water Search (CON29DW), Environmental and Coal Mining and, depending on certain criteria, unique particular for example Land charges full Search.