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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: 15/10/17

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 issues help with getting a fast completion?

A.

As is widely reported, moving faster is key to instruct a experienced solicitor. There are numerous tasks you, as the buyer, could do, such as, answering any queries raised by your solicitor as soon as possible, requesting status updates from the solicitor regularly and organising your finances, including arranging a mortgage.

Q.

If I am intending to buy in the parish of Caton with Littledale, should we get a chancel search?

A.

The conveyancer may suggest that a chancel search be taken out, whichever parish in which the home being purchased is located. Through some parish councils have taken the decision to impose chancel repairs on the current owners of lay rectorships, it cannot be guaranteed that a parish where chancel repair fees have not been paid previously will continue to be free from liability, so the solicitor will be unable to make any guarantees, and will recommend insurance.

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?

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.

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.

Which St Annes lenders do you work with?

A.

Of lenders with branches around St Annes, Homeward Legal work with many. Local mortgage lenders and brokers include Skipton Building Society, 19 Wood St, Lytham St. Annes, FY8 1QR, and Mortgage Options UK Ltd, 10 The Crescent, Lytham St. Annes, FY8 1SZ. The solicitor handling your conveyancing transaction can give more detail.

Q.

Will my solicitor in St Annes report back on the risk of a flood to properties in St Annes?

A.

A necessary component in the conveyancing procedure involves your conveyancing solicitor conducting conveyancing searches (environmental) that offer details with respect to St Annes area flood risk. A significantly more detailed flood risk search (most likely a Landmark Database search) could be suggested by your St Annes lawyer if in the event that the environmental search identify a risk of flooding.

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