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Conveyancing in Stoke on Trent Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 16/10/17

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

By road: Stoke-on-Trent is served by the M6, A50, A53 and A500. By rail: The nearest train station is Stoke-on-Trent. By air: From Stoke-on-Trent, Manchester Airport is 31 miles, Wolverhampton Halfpenny Green Airport is 42 miles, and Birmingham Airport, 55 miles.

Hospital: Royal Stoke University, Newcastle Road, Stoke-on-Trent, ST4 6QG. Council: Stoke-on-Trent City Council (www.stoke.gov.uk).

Attractions: Potteries Museum and Art Gallery, Bathpool Park, Etruria Industrial Museum, Alton Towers, Water World, and Stoke Minster.

Q.

I need a cheap solicitor quote for the conveyancing to buy a home in Stoke-on-Trent. What should I check for?

You’ll need to be careful with the so-called ‘cheapest conveyancing quotes' offered by many high-street and online law firms. They are actually little more than estimates, because additional costs are often hiding in the small print. Such extra charges need to be fair and clearly stated. At Homeward Legal, we never hide any costs, and our quotes provide clear statements of your legal fees and disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Is a building survey sensible when purchasing a house or flat in Stoke-on-Trent, regardless of its age?

It is highly recommended that all buyers in Stoke-on-Trent arrange a building survey, whether it is a new-build or a period property. Several structural concerns (e.g. roof damage, drainage problems, rotting joists, etc.) can negatively affect a property, but issues such as these are not within the remit of the conveyancing itself.

Q.

What environmental concerns can impact land in Stoke-on-Trent, and will they be comprehensively investigated?

Land in Stoke-on-Trent could be contaminated by many naturally-occurring factors, in addition to the effects of the pottery industry over the centuries. Issues like sand or clay quarries, or military land should be considered as part of the appropriate environmental search. Your conveyancing solicitor will detail in the title report any contaminant issues found in the search.

Q.

Is your solicitor team set up to act quickly on residential property auction conveyancing in Stoke-on-Trent?

Yes. In fact, Homeward Legal’s team of solicitors are experts at taking instruction from buyers and sellers at national and local auctions. Savvy auction-goers will know that, in order to effect speedy conveyancing post-auction, you should appoint a solicitor as far in advance of the auction as is possible, so that all the legal work can be started. Suitably briefed, your solicitor will be prepared to speed through the conveyancing, and aim to finish well within the legally prescribed four-week timeframe. Contact Homeward Legal’s team of auction experts on 0800 038 6699 for your fixed-fee quote and to talk through your auction plans.

Q.

Should I look into conveyancing as a buyer of a home in Stoke-on-Trent to cut costs? Might it be a silly move to take care of the legal work without help?

If you want to, you can conduct the legal work without appointing a lawyer. However, this is inherently a potentially hazardous route to take. DIY lawyers are taking risks without sufficient professional indemnity insurance, which every legal practice is required by the Law Society to have. In addition, you are likely to be inexperienced and therefore slow to react to the more complex conveyancing tasks. This, in turn, will put your move in jeopardy.

Q.

We need to complete this property purchase in Stoke-on-Trent as soon as possible, how can we arrange fast conveyancing?

For a speedier move, although this may seem obvious, you should appoint your solicitor as soon as you can. The earlier that the legal process starts, the sooner they can be completed. Homeward Legal’s solicitors are speed-focused, pragmatic and proactive in their approach to conveyancing. They use the fastest methods of communication and are incentivised to talk to everyone in your chain, in order that any issues are ironed out quickly. Call our team on 0800 038 6699 for more information. In addition, there are several activities you can do to speed up the process. These include:

  • pushing the property lawyer to begin enquiries as soon as possible
  • quickly completing and returning any forms
  • arranging any finances required to complete the purchase
Q.

What is the council tax on a Sixties end of terrace Band C home in Stoke on Trent?

Your council tax is set and managed by the Stoke-on-Trent City council and up-to-date bands and rates are available at their website (refer to the public information data at the head of these FAQs). Your solicitor will identify the correct band and rate, detailing them in the title report, for your new Stoke-on-Trent residence. The bands and rates for the 2016/2017 tax year were:

  • Band A - £954.27
  • Band B - £1,113.31
  • Band C - £1,272.36
  • Band D - £1,431.40
  • Band E - £1,749.49
  • Band F - £2,067.58
  • Band G - £2,385.67
  • Band H - £2,862.80

Retrieved on 27 February 2017

Q.

Which of the mortgage lender panels in Stoke-on-Trent are your solicitors on?

The Homeward Legal group have solicitors who have experience working with the majority of lenders and mortgage specialists in Stoke-on-Trent. Stoke-on-Trent mortgage companies include:

  • Nationwide Building Society, 28-30 Stafford Street, Stoke-On-Trent, ST1 1JN
  • Direct Mortgages Ltd, 78-80 High Street, Cheadle, Stoke-On-Trent, ST10 1AJ
  • Bridgeways Mortgage & Insurance Consultants, Station Road, Scholar Green, Stoke-On-Trent, ST7 3JZ
Q.

The property seller has unfortunately fitted conspicuous roof antenna on the flat which we think might possibly infringe the Trent conservation area guidelines.

A.

The property lawyer should identify if the property is located within a conservation area and whether any alterations have appropriate consent from the Stoke-on-Trent planning authority. In the absence of any consents, your solicitor will recommend the options, which include seeking from the council or seeking cover from an indemnity insurance policy.

Q.

Which of the mortgage lender panels in Stoke on Trent are your solicitors on?

A.

The Homeward Legal group have solicitors who have experience working with the majority of lenders serving purchasers in Stoke on Trent. Stoke on Trent lenders and mortgage specialists include Century 21, 13 Hartshill Rd, Stoke-On-Trent, ST4 7QT, Direct Mortgages Ltd, 209 Grindley La, Blythe Bridge, Stoke-On-Trent, ST11 9JS, and Bridgeways, Station Rd, Scholar Green, Stoke-On-Trent, ST7 3JZ.

Q.

Is your solicitor team set up to act quickly on residential property auction conveyancing in Stoke on Trent?

A.

Yes - Our team are auction specialists and often work for sellers at auction. Our auction team conveyancing lawyers have worked for countless buyers at national and local auctions that include Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Regularly more complicated to convey auction lots for example un-mortgageable properties, are bought in auctions which tend to demand extended due diligence. We therefore advise buyers to formally instruct a suitable lawyer before the auction for a thorough review.

Immediately following the auction, the property conveyancing lawyer will be focused on conclude the legal work in under the usual 28 days as conventionally required by the auction conditions.

Q.

What environmental concerns can impact land in Stoke on Trent, and will they be comprehensively investigated?

A.

Land in Stoke on Trent would be contaminated by many naturally-occurring factors. Issues like sand or clay quarries or military land should be considered as part of the appropriate search. Fenton Manor Quarry Landfill, Lordship Lane, Staffordshire, ST4 2RR may be one Stoke on Trent source of contamination.

Q.

Should I read about conveyancing as a buyer and seller of a home - Might it be a silly move to take care of the legals without help.?

A.

If you want to , you can conduct the legal work without having lawyer in Stoke on Trent .

However solicitors would suggest that inherently this is a potentially hazardous route t take as DIY lawyers are taking risks without sufficient professional indemnity insurance which every legal practices are required by the Law Society to have.

Q.

My mortgage lender is Nationwide, is there anything we need to check?

A.

A small number of lenders have limited the firms who can act for them, potentially creating increased conveyancing costs for home buyers. We will act for the majority of mortgage lenders to keep legal costs to a minimum.

Q.

Lawyers in Stoke on Trent carry out a variety of searches when acting for a purchaser but what particular ones?

A.

If purchasing and applying for a mortgage the lender mandates at least a specified set of searches, including the following for properties in Stoke on Trent: Local Authority Search, Drainage and Water Search (CON29DW or personal) and Environment Search and occasionally area-specific searches, like a Commons Registration Search.