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Conveyancing in St Annes Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/04/17

Blackpool International Airport is 2 miles from St Annes. The closest station to St Annes is St Annes on Sea, almost 1 mile away.

Lytham St Annes, Clifton is the closest hospital to St Annes.

Q.

I am trying to find low cost conveyancing in St Annes. What do we need to check for?

A.

This catches out many homeowners, and can leave them paying far more in conveyancing fees than they budgeted. Many conveyancers advertise cheap conveyancing. Unfortunately additional costs can inflate your final invoice. A quote for conveyancing in St Annes should also clearly state third party costs, termed disbursements, to be paid. Extra fees should be fair. The Homeward Legal quote calculator will confirm the solicitors' fees, based on the property you are buying.

Q.

For our lender, we have chosen Alliance and Leicester, is there anything we need to consider?

A.

House buyers should be aware that some lenders have limited the firms who can act for them, potentially creating greater legal costs for property purchasers. Homeward Legal, however, can act for many lenders.

Q.

Will my conveyancing solicitor in St Annes report back to me about the cost of council tax on a Band B flat prior to exchange of contracts?

A.

The property solicitor will liaise with the council to ascertain the appropriate council tax charges which will subsequently be detailed in the conveyancer's title report. Council tax charges for homes in St Annes are published on the Fylde local authority site. At the time of writing on 21 September 2012 band rates are:

  • Band A - £1,022.00
    >
  • Band B - £1,192.00
  • Band C - £1,362.00
  • Band D - £1,533.00
  • Band E - £1,873.00
  • Band F - £2,214.00
  • Band G - £2,554.00
  • Band H - £3,065.00

Q.

Do you have low cost solicitors that deal with property auction conveyancing in St Annes?

A.

Our property lawyers regularly do the legal work for auction buyers and sellers. We often encourage auction buyers to select the conveyancing solicitor in advance of the auction day for a review of the legal papers.

Following the auction, your lawyer is ready for conclude the transaction inside the 28 day time frame as usually required by the auction conditions.

Q.

We are hoping to move from our period house in St Annes to a house in Garstang . What is the optimum stage to choose a removals firm?

A.

The ideal way is for buyers to delay arranging a removal van until everyone has confirmed the move date which takes place once contracts are signed.

Try Smart, 9 Kingsway, Lytham St. Annes, FY8 1AB Phone: 01253 725414 or Julia's Removals, 87 St. Andrews Rd South, Lytham St. Annes, FY8 1PU Tel: 07846 480578.

Q.

Environmental searches are fine but in light of recent climactic events for instance the extensive flooding in Sept 2012 in North West England are they sufficient to check enough about the St Annes future flood risk?

A.

A qualified conveyancing solicitor in St Annes should also get in depth property environmental searches (Landmark search) if the environmental searches determine a any kind of St Annes flooding risk.

You could always get in touch with a neighbour or local resident for further local information.

Q.

How is stamp duty tax calculated and what should it be on a £459000 residence?

A.

The Stamp Duty that will be due will depend on the property's value. On a £459000 residential property, stamp duty will be £13770.*

*Accurate May 2012

Q.

When should we arrange a solicitor to act on our purchase?

A.

The straightforward answer is, as soon as possible. Some groups suggest waiting before instruction until an offer is accepted, but opting to delay can jeopardise your sale or purchase.

 
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