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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: 22/07/17

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.

Which local authority is responsible for St Annes?

A.

St Annes is located in Fylde Borough Council, Town Hall, St Annes Road West, St Annes, Lancashire, FY8 1LW, contact: 01253 658 658

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.

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.

Q.

What precautions can we take to get out of paying SDLT?

A.

Stamp Duty Land Tax (SDLT) is generally payable on purchases over £125,000. Stamp duty reduction is not recommended, as such schemes are costly 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 a range of government-sponsored schemes, such as disadvantaged area relief.

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.

What factors will contaminate land in St Annes. Are these thoroughly investigated?

A.

Several contaminants caused by natural causes can spoil property. Issues including other land contamination and brine works should be reported on during conveyancing searches.

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.

 
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