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Conveyancing in Urmston Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/10/17

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

By road: Urmston is served by the M60, M62, A57 and A6144. By rail: The nearest train station is Urmston. By air: The closest airports to Urmston are Manchester Airport (10 miles), Liverpool John Lennon Airport (29), Blackpool and Hawarden Airports (both 49 miles), and Leeds Bradford Airport (51 miles).

Hospital: Trafford General, Moorside Road, Davyhulme, Manchester, M41 5SL. Council: Trafford Council (www.trafford.gov.uk).

Attractions: Flixton Park, Davyhulme Millennium Nature Reserve, Trafford Centre, Woodsend Park, and Golden Hill Park.

Q.

Do Homeward Legal get involved in the conveyancing of auction properties in Urmston?

Yes, we do. Our company is able to act for bidders at auction. Traditionally, specialist houses are sold at property auctions, which will need extended legal legwork. We therefore recommend that buyers at auction appoint their conveyancing solicitor prior to the auction to give enough time for a review of the lot. Then, immediately after the auction day, a lawyer will be in a far stronger position to complete the transaction in under 28 days, as is typically required by the terms of sale. Try our quote calculator, or call our team of auction experts on 0800 038 6699 to obtain your fixed-fee quote.

Q.

In our move to Urmston, we need to cut costs where possible. We’ve heard about schemes to avoid paying stamp duty, but how do we go about taking advantage of them?

Stamp duty avoidance schemes are very risky and uneconomic. Homeward Legal therefore strongly advises that you don’t get involved with any of them. If the scheme fails, you could be liable for a financial penalty of up to 100% of the stamp duty, plus the amount of the outstanding duty, which could run into thousands of pounds. The government occasionally runs legitimate schemes to assist home-buyers (such as relief for first-time purchasers). Your solicitor will be able to tell you if any such schemes are in operation, and, if so, whether you are eligible.

Q.

I plan to buy a church rectory in the parish of Urmston, so will it be necessary to get a chancel search?

The conveyancing lawyer may advise that a chancel search be ordered. Chancel repair has the potential to be charged on the current owners of a residence where church councils may not have done in the past. Therefore, indemnity insurance may be recommended even if repair liability is unlikely.

Q.

Your appointed lawyer will contact the local council responsible for setting the council tax rates (here Trafford Council). The precise band and associated tax rate for your new property will then be detailed in the report on title. Trafford Council’s current tax rates can be found on the website (refer to the head of these FAQs for a link). The rates for the 2016/2017 tax-year were:

  • Band A - £895.60
  • Band B - £1,044.86
  • Band C - £1,194.13
  • Band D - £1,343.41
  • Band E - £1,641.95
  • Band F - £1,940.48
  • Band G - £2,239.01
  • Band H - £2,686.82

Retrieved 7 March 2017

Q.

Would arranging a property survey be advisable when purchasing a house in Urmston?

Homeward Legal highly recommends that buyers book a chartered surveyor to undertake a survey to check out the structure of the building they are purchasing. It is a fact that there are many problems that can affect a property (including ground movement, evidence of rodent infestation, unsafe wiring, etc.), and issues such as these are not likely to be investigated as part of the conveyancing itself.

Q.

We would prefer to complete on the selling of our leasehold apartment in Urmston in a very limited time, so are you fast home-moving solicitors?

Frankly, a lot of Greater Manchester solicitors are unacceptably slow-moving in completing their assigned tasks, which only serves to add a lot of aggravation to buying or selling a home. Homeward Legal’s solicitors are proactive and endeavour to communicate through all parts of the buyer and seller chain. In addition, they use the very latest workflow systems to complete on the legal process fast. Give our team of experts a call on 0800 038 6699 for your fixed-fee quote reinforced with our ‘No Move, No Fee’ guarantee.

Q.

Is a managing-agent fee a disbursement or a fee?

It may not be obvious whether an item on your quote is a fee or disbursement, made more confusing by the terminology used by different solicitors. A managing-agent fee is a fee not a disbursement, and should be included in the quote for your conveyancing and not be charged separately. Homeward Legal’s quotes always make a clear distinction between the two types of charges, so that you know what your final legal bill is likely to be and are able to manage it more effectively.

Q.

We are using a local lender in Urmston, and need to know which Greater Manchester lenders you work with. Whose panels are you a member of?

Most lenders in Urmston are on our panels and Homeward Legal regularly works with the majority of them. Urmston lenders and mortgage specialists include:

  • The Key Associates, 27 Flixton Road, Urmston, Manchester, M41 5EL
  • Brian Green Associates, 114 Flixton Road, Urmston, Manchester, M41 5AL
  • Blue Hedgehog, 27 Flixton Road, Urmston, Manchester, M41 5EL
Q.

We would prefer to complete on the selling of our leasehold apartment in a very limited time, are you fast home moving solicitors in Urmston ?

A.

Frankly a lot of Greater Manchester solicitors are unacceptably slow moving which adds a lot of aggravation to buying or selling a home.

Homeward Legals solicitors are proactive and endeavour to communicate through all parts of the buyer and seller chain and use the very latest workflow systems to complete on the legal process fast.

Q.

We are on a very small budget - Can doing the conveyancing myself without the assistance of a Urmston conveyancer save any cash?

A.

If you wish to have a go you can certainly carry out the greater majority of the legal and technical work without the help of an expert Urmston conveyancing solicitor.

Needless to say lawyers would argue this is a hazardous approach as DIY lawyers don't have sufficient professional indemnity insurance that all legal practices will obtain.

Q.

Which local authority is responsible for Urmston?

A.

Urmston is located in Trafford Metropolitan Borough Council, Trafford Town Hall, Talbot Road, Stretford, Manchester, M32 0TH, contact: 0161 912 2000

Q.

What property conveyancing searches does a Urmston solicitor do when buying a Urmston house?

A.

Normal conveyancing procedure will be to get the following Local Authority Search, Drainage and Water Search (CON29DW or personal), Environment Search and Coal Mining Search and, depending on certain criteria, area-specific searches for instance Planning and local information.

Q.

Do you advise that I get a chancel liability search if you are buying in Urmston?

A.

The outcome of a landmark case 10 years ago reaffirmed that 'lay impropriators' of property must pay for church repairs. Parochial Church Councils in Urmston must register their interest over property by October 2013, simplifying the chancel search process. A conveyancing solicitor will be able to advise further. Urmston churches include Branch church and St Clement.

Q.

We are using a local lender in Greater Manchester, and need to know which Urmston lenders you work with. Whose panels are you a member of?

A.

Most lenders in Urmston are on our panels. Urmston lenders and mortgage specialists include Key Associates, 27 Flixton Rd, Urmston, Manchester, M41 5EL, and Blue Hedgehog, 27 Flixton Rd, Urmston, Manchester, M41 5EL.

Q.

We have requested a quote from you. Could there be any hidden charges?

A.

We will never charge any additional costs whatsoever. Be aware that some websites offer unrealistically low 'quotes' which are in fact estimates. You may face a much greater total fee when you have completed.