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Conveyancing in Rugby Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

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

By road: Rugby is served by the M1, M6, A5 and A426. By rail: The nearest train station is Rugby. By air: From Rugby, Coventry Airport is 11 miles, Birmingham Airport is 28 miles and Turweston Flight Centre Ltd., 31 miles.

Hospital: Hospital of St. Cross, Barby Road, Rugby, CV22 5PX. Council: Rugby Borough Council (www.rugby.gov.uk).

Attractions: World Rugby Hall of Fame, Rugby School and Museum, Rugby Art Gallery and Museum, Swift Valley Nature Reserve, and Webb Ellis Rugby Football Museum.

Q.

I need a cheap solicitor quote to buy a home in Rugby. What should I check for?

The so-called ‘cheapest conveyancing quotes' offered by many high-street and online law firms are actually little more than estimates, because additional costs are often hiding in the small print. Such extra charges need to be fair and clearly stated, so that stressed home-movers don’t miss anything. At Homeward Legal, we never hide any costs, and our quotes provide clear statements of your legal fees and disbursements 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.

I’m looking at an old house in Rugby, but can property searches affect a decision to buy?

These searches are a prescribed set of queries ordered on your behalf by your solicitor. In particular, these searches consider facets affecting the legal title of the property you are purchasing. If you are buying with the assistance of a mortgage, a lender would expect at least these searches to be carried out:

  • Local Authority (personal or official)
  • Drainage Search (Con29DW or personal)
  • Environment Search (including flood risk assessment)
  • possibly specific searches (for instance, a Subsidence report)
Q.

Is Homeward Legal able to act quickly on the conveyancing for auction properties in Rugby?

Yes. In fact, Homeward Legal’s team of solicitors are experts at taking instruction from buyers and sellers at national and local auctions. Experienced auction-goers will know that, in order to effect speedy conveyancing post-auction, you should appoint a solicitor as soon as is practical, and as far in advance of the auction as is possible, so that all the legal work can be set up and reviewed. Thus fully briefed, your solicitor will be prepared to speed through the conveyancing and aim to finish well within the legally prescribed four-week timeframe. Contact Homeward Legal’s team of auction experts on 0800 038 6699 for your fixed-fee quote and to talk through your auction plans.

Q.

Is a building survey sensible when purchasing a house or flat in Rugby, regardless of its age?

It is highly recommended that all buyers in Rugby arrange a building survey, regardless of the age of the property. Several structural concerns (e.g. roof damage, rotting joists, insect infestation, etc.) can negatively affect a property, and issues such as these are not within the remit of the conveyancing itself. It is therefore wise to order a survey so that you know what the precise state of the building is.

Q.

How much will the total charge for our conveyancing searches be on a flat in Rugby?

The cost of conveyancing searches substantially varies, depending on what is ordered and the depth of the required search. Searches are disbursements, which are paid out to a third party, charged to you at cost. They will not be included in a quote for solicitor's fees, but instead in the additional costs that might need to be paid. Homeward Legal’s quotes are not estimates, and make the distinction between solicitors’ fees and disbursements very clear so you will be able to manage the legal expenditure during your move. Use our online quote calculator, or call us on 0800 038 6699 for a fixed-fee quote reinforced with our ‘No Move, No Fee’ guarantee.

Q.

We’re buying a three-bedroom, semi-detached house in Rugby and have a severely constrained budget. Someone mentioned a scheme to avoid paying large amounts of stamp duty, but is it safe?

Homeward Legal firmly advise you not to get involved in any of these schemes because they are, in the long run, uneconomic. In addition, the HMRC or other government body can request an investigation into the scheme, and the result might be that you are liable to a penalty of up to 100% of the duty owed, plus the amount of the duty outstanding. This can happen up to six years after you have moved into your new house. However, the government does occasionally run its own stamp duty help

schemes (such as assistance for first-time buyers). Your solicitor will be able to tell you if any such schemes are currently running and whether you are eligible to take advantage of any of them.

Q.

Does my conveyancer inform me about the cost of the council tax for a Band D apartment in Rugby before completing on the purchase?

Your assigned solicitor will, as part of the conveyancing work, talk to the civic authorities who handle the council tax in Rugby and record the banding and tax rate specific to your apartment in the report on title. The latest rates can be found on the Rugby Borough Council’s website. The bands and rates for Rugby in the 2016/2017 tax year were:

  • Band A - £1,094.18
  • Band B - £1,276.55
  • Band C - £1,458.91
  • Band D - £1,641.27
  • Band E - £2,005.99
  • Band F - £2,370.72
  • Band G - £2,735.45
  • Band H - £3,282.54

Retrieved on 24 February 2017

Q.

I’m going to need a mortgage for my mid-terrace house in Rugby and I know you can work with lenders and brokers in the area, so which ones are they?

The Homeward Legal partnership have solicitors who have great experience working with all the major lenders approved by the Council of Mortgage Lenders. A number of mortgage specialists operate in Rugby, including:

  • LPR Mortgage Services, 75 Durrell Drive, Cawston, Rugby, CV22 7GW
  • Hinckley & Rugby Building Society, 34 North Street, Rugby, CV21 2AJ
  • Matt Clarke Mortgage Services, 32 Timber Court, Rugby, CV22 5AZ
Q.

What are fixtures and fittings?

A.

Property buyers are frequently confused by the lack of detail regarding which fixtures and fittings should be included. Completion or agreement of a fixtures and fittings form is unfortunately often left to the last minute, when a dispute may jeopordise the transaction, and this makes the completion of a fixtures and fittings form essential.

Q.

If Rugby a contaminated plot is found in an environmental search, can we have the soil cleaned up cheaply?

A.

Remediation of contaminated land in Rugby is possible is some cases. Speak to Lilbourne Turf Supplies, 11 Station Road, Lilbourne, Rugby, CV23 0SX for more insight.

Q.

The lender will be Britannia - what will we need to check?

A.

Some lenders have limited the firms who can act for them, resulting in increased legal costs for house purchasers if a second chosen solicitor is required by their lender. Homeward Legal, though, are able to act on behalf of the vast majority of UK mortgage lenders, keeping buyers' legal costs to a minimum.

Q.

How long will conveyancing legal work usually take, according to your estimates? The property is also local.

A.

On average, the number of weeks needed to sell or purchase a property does vary. This wide range results from a range of issues which may affect the property, for example, if third parties fail to promptly answer queries. For most firms in England and Wales, the average is between 8 to 12 weeks, but we take a more proactive attitude, pushing a transaction to complete within 8 weeks if possible.

Q.

Would you advise that we get a chancel search if we are purchasing close by parish land in Rugby?

A.

Where land in Rugby was once owned by a lay-rector, new owners of that property may be obliged to contribute towards upkeep of older church buildings. Owners who have bought property prior to 2003 may be totally unaware that a liability exists if a chancel search was not carried out. The solicitor handling your conveyancing will confirm that a chancel search is appropriate. Rugby ecclesiastical properties include Team Ministry St Peter & St John, Team Ministry St Peter & St John, Team Ministry St. George and Hillmorton St. John Baptist.

Q.

Should we be nervous about gazumping?

A.

Gazumping occurs when a seller accepts a buyer's offer, only to later reject it in favour of a second buyer's offer. There is almost always a risk of gazumping. You should instruct your property solicitor early, and even before acceptance of an offer to reduce the chance of your transaction being gazumped.

Q.

What kind of local authority searches in respect to the potential risk of a flood in Warwickshire will a property lawyer in Rugby be able to conduct for an investment property we are buying?

A.

The conveyancing solicitor will carry out standard protocol property conveyancing searches that will include Rugby area flood risk data. Additionally the Rugby conveyancing solicitor will often suggest a more detailed local Rugby area search.