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Conveyancing in Solihull Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/10/17

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

By road: Solihull is served by the M42, A34 and A41. By rail: The nearest train station is Solihull. By air: Solihull is closest to Birmingham Airport (5 miles), Coventry Airport (19), and East Midlands Airport (40).

Hospital: Solihull, Lode Lane, Solihull, B91 2JL. Council: Solihull (www.solihull.gov.uk).

Attractions: Malvern and Brueton Park and Nature Reserve, Heronfield Small Breeds Farm and Animal Rescue Centre, Elmdon Park, Hobbs Mount Ancient Monument, and Tudor Grange Park.

Q.

Are your lawyers at Homeward Legal geared up to act quickly on the legal conveyancing of auction properties in Solihull?

Yes, they are. The solicitors on our legal team are auction specialists and frequently carry out work for buyers at auction. It is a smart move for purchasers to select a solicitor as early as possible to allow adequate time for a full review of the sellers’ documents in advance of the day of bidding. Subsequently, your lawyer will be ready to finalise the transaction in less than the 28 days required by the standard auction conditions. 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.

Q.

Is it dangerous to hold off paying for stamp duty to HM Revenue?

Stamp Duty Land Tax (SDLT) must usually be paid for residential properties valued at over £125,000. We certainly do not recommend any stamp duty schemes, because they are often uneconomical and, if a scheme is challenged, you can be fined up to 100% of the amount owed, in additional to the tax itself. There have been certain government-sponsored schemes, such as relief for buyers in 'disadvantaged areas' or a lowering of the tax for first-time buyers. Your solicitor will advise if there are any such schemes in operation and whether you are eligible to take advantage of them.

Q.

Are any of the Solihull areas of conservation likely to impact the property we are buying?

There are several conservation areas near or within Solihull, including Ashleigh Road, Barston and Berkswell. You may wish to contact the local authority for further information, but your property solicitor will address this during the house-buying process. In addition, your conveyancer will provide information on what restrictions might be imposed by purchasing a property in a conservation area.

Q.

What is the council tax on a period, semi-detached property in Solihull?

Your solicitor will contact the council responsible for setting and collecting the council tax to confirm the tax band and the associated rate you will have to pay. This information will be collated and displayed in the conveyancing report on title. The latest charges for Solihull are set out in detail at the Solihull local authority website. For the 2017/2018 tax year, the council tax rates for Solihull were:

  • Band A - £961.88
  • Band B - £1,122.19
  • Band C - £1,282.51
  • Band D - £1,442.82
  • Band E - £1,763.45
  • Band F - £2,084.07
  • Band G - £2,404.70
  • Band H - £2,885.64

Retrieved on 7 April 2017

Q.

To complete on our purchase in Solihull as soon as is practical, can we organise a fast conveyancing process?

Most importantly, crucial to a fast completion is the early instruction of a proactive and diligent conveyancing solicitor, such as those who are on Homeward Legal’s panels. When you are selecting a law firm to represent you, you should consider the following:

  • Do they use email, fax and phone as their communication tools?
  • Was there a delay delivering a quote?
  • Do they work on a 'no sale, no fee' basis?
  • Homeward Legal offers a fixed-fee quote, reinforced by a ‘No Move, No Fee’ guarantee. Our solicitors all use the latest technology designed to speed up the process and to complete the conveyancing within at most six weeks. Give our expert team a call now on 0800 038 6699, or use our online quote calculator.

    Q.

    What will the searches cost for our move to Solihull?

    With Homeward Legal, a purchase conveyancing client is expected to pay no more than £249 for standard searches in Solihull. Searches are paid out to a third party and are disbursements.

    Q.

    For a lender, we have chosen Yorkshire Building Society, but is there anything I need to know?

    Traditionally, it was usually straightforward for solicitors to act for both a buyer and their lender. Recently, though, several mortgage-lenders have reduced the number of firms on their approved panel, potentially creating greater legal costs for home-buyers. Homeward Legal, however, can act on behalf of many mortgage lenders, thereby ensuring that your bill is unaffected.

    Q.

    Should we make use of the solicitor suggested by the agent in Solihull?

    Many estate agents have referral deals with solicitors where they refer clients to them. Such referrals should be compared to other online or local firms, as an agent may choose whichever firm pays the most per referral, rather than a firm with local expertise and a solid reputation, and who would do their best for you. Call our expert conveyancing team a call on 0800 038 6699 for your fixed-fee quote and to discuss your needs.

    Q.

    Do you recommend that I get a chancel search if I am buying in Solihull near a church constructed in the 14th Century?

    A.

    Owners of property in Solihull may be subject to chancel repair liability. Several sources are used to determine liability in Solihull, including the Title Register database. Ecclesiastical properties in the area where chancel liability may apply include St Alphege, St Helen and St Michael.

    Q.

    Are many Solihull areas of conservation likely to impact the property we are buying?

    A.

    There are a number of conservation areas near or within Solihull. Ashleigh Road, Barston and Berkswell are among the conservation areas in Solihull. You may wish to contact the local authority for further information, but your property solicitor will address this during the house-buying process.

    Q.

    Which Solihull areas are eligible for stamp duty relief?

    A.

    Solihull disadvantaged areas are identified by local ward. Disadvantaged areas in Solihull include Smith's Wood, Chelmsley Wood, Fordbridge and Kingshurst. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

    Q.

    Is it dangerous to hold off paying for stamp duty to HM Revenue?

    A.

    Stamp Duty Land Tax commonly must be paid for residential property valued at over £125,000. We do not recommend any stamp duty scheme. These schemes are often uneconomical and , if a scheme is challenged, you can be fined up to 100% of the amount owed, in additional to the tax itself. There have been certain government-sponsored schemes, such as relief for buyers in 'disadvantaged areas', and your solicitor will advise if these may apply.

    Q.

    What amount of time does the legal work to transact an apartment often need, according to your estimates? The property is also local.

    A.

    The amount of time needed to sell or purchase a home varies. This wide range results from several issues affecting the property. These could include whether it is a leasehold property being transferred. Our lawyers strive to ensure every purchase is handled quickly, and to the highest standard of service.

    Q.

    The Solihull home being bought is on a brownfield site. Is the top-soil likely to be contaminated by waste minerals like chromium (Cr)?

    A.

    Given the history of industry and agriculture in parts of Solihull, soil contamination is inescapable. Land may also be contaminated by other sources, including water contaminants such as organic compounds and industrial storage.

    Q.

    Which factors will contaminate land in Solihull, and are they properly investigated?

    A.

    Land could be contaminated by a range of human activities, such as nearby waste management facilities and overhead transmission lines. An environmental search will give more detail.