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Conveyancing in Runcorn Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/01/18

Runcorn travel information:

Runcorn is of junction entry 12 Eastbound of the M56.

The nearest airport to Runcorn is Liverpool John Lennon Airport. Manchester Terminals 1 & 3 Airport is 18 miles, Manchester Terminal 2 Airport is 18 miles, Howarden Airport is 17 miles and Eccles Airport is 16 miles away. Runcorn's closest station is Runcorn East.

Halton General is a nearby hospital for Runcorn.

Q.

Although there are lots of £99 fixed quotes online, how do we find a reputable one? I need to find an affordable conveyancing estimate.

A.

The lack of clarity surrounding this topic affects many homeowners who opted for a very cheap quote, only to be stung later in the conveyancing process, and many conveyancers advertise theoretically cheap conveyancing. Unfortunately extra charges may be added into the terms and conditions which homeowners may have not read carefully The conveyancing quote should also state the disbursements to be paid.Our quotes offer a clear statement of your solicitors fees for a standard purchase or sale.

Q.

How much does the conveyancing searches in Runcorn be?

A.

The cost of searches varies markedly. These searches are will be charged at cost.

Q.

Is Runcorn soil possibly contaminated by cadmium (Cd)?

A.

There are considerable regulations to control soil contamination. Environment search results will factor contaminants, including metals and others such as groundwater contamination and industrial storage.

Q.

Can I bypass paying HMRC stamp duty?

A.

Stamp Duty Land Tax is usually due for houses sold for over one hundred and twenty-five thousand pounds. We strongly advise against

any stamp duty mitigation scheme, as such schemes are highly expensive and the HMRC can review a scheme up to 6 years after a sale is completed and the total stamp duty tax may be payable. There have been a small number of government initiatives, such as for first-time buyers, and your solicitor will advise if these may apply.

Q.

Should we instruct the property lawyer referred by my local agent?

A.

Many estate agents have arrangements with solicitors whereby they refer work. Such referrals must be carefully considered, as there is a risk that the agent may suggest whichever firm pays the most per referral, not the best value for you.

Q.

Which Runcorn mortgage lender panels are your solicitors on?

A.

Of lenders with local offices nearby Runcorn, Homeward Legal work with the majority. Lenders and mortgage specialists in Runcorn include Cheshire Building Society, 81 High St, Runcorn, WA7 1AH.

Q.

What is the council tax on a converted house in Runcorn?

A.

Customarily a report on title will provide the Halton council tax band.

The latest council tax rates for residents of Runcorn are set out in detail online at the Halton local authority website. At the time of authoring (01 February 2013) rates for all bands are:

  • Band A - £904.00
  • Band B - £1,055.00
  • Band C - £1,205.00
  • Band D - £1,356.00
  • Band E - £1,657.00
  • Band F - £1,959.00
  • Band G - £2,260.00
  • Band H - £2,712.00

Q.

The vendor has unfortunately fitted unseemly windows on the house in Runcorn which I think might possibly break conservation area criteria

A.

A property lawyer will make enquiries to confirm whether your proposed purchase is within a conservation area and whether any modifications have the appropriate permission.

In the event that no local authority consents be available the solicitor will give you professional advice on the alternatives e.g. purchasing an indemnity insurance or seeking retrospective permission from the appropriate local authority.