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Conveyancing in Waolstenholme Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/01/18

Waolstenholme is less than three miles off the M66 junction entry 1 Southbound.

The closest airport to Waolstenholme is Eccles, Barton Aerodrome Airport (13 miles). Manchester Terminals 1 & 3 Airport is 19 miles, Manchester Terminal 2 Airport is 19 miles and Eccles Airport is 13 miles away. The closest train station to Waolstenholme is Castleton.

Bury, Fairfield General is the nearest hospital to Waolstenholme.

Q.

We are trying to find affordable conveyancing. How do we get a quote?

A.

Misleading conveyancing quotes catch out many buyers, leaving them to pay sometimes £100s more than planned, and many property lawyers advertise supposedly 'the cheapest conveyancing'. However additional costs are often hiding in small print that unknowing buyers have not reviewed Additional charges which are listed in the terms should be fair and clearly defined. Any disbursements ought to be defined on any quote for conveyancing in WaolstenholmeOur quotes clearly state all legal fees for a standard conveyancing transaction.

Q.

Please advise how to defer paying out for SDLT rates?

A.

Stamp Duty Land Tax usually must be paid on property priced at over £125,000. Homeward Legal strongly advise against any form of stamp duty mitigation, as such schemes are costly and HMRC may challenge a scheme up to six years later meaning that the full stamp duty amount, interest and additional fines will be imposed. There have been a small number of government initiatives, however, such as relief for buyers in 'disadvantaged areas'. Your solicitor will advise as to your eligibility.

Q.

Our mortgage lender is Barnsley Building Society - is there anything I need to know?

A.

House buyers should know that a small number of lenders have decreased the number of firms on their approved panel. For buyers, this can result in significantly increased conveyancing costs. We will act for many mortgage lenders.

Q.

If we plan to purchase near Waolstenholme, in the parish of Waolstenholme, do we need a chancel search?

A.

The property solicitor might recommend a chancel search, whichever parish in which the house being purchased is found. In Waolstenholme's much older areas, chancel repair dues can be collected on current owners of a house where church councils have not imposed the same liability on the last owners. It is not safe to rely on the historical behaviour of the parish council alone as a guide.

Q.

What is the council tax on a Sixties converted Band F property in Waolstenholme?

A.

The respective council tax band should conventionally be detailed in the conveyancing report on title, and by the local authority. Up-to-date charges for residents of Waolstenholme are set out online at the Rochdale council site. At the time of authoring (17 January 2013) the different rates are:

  • Band A - £988.00
  • Band B - £1,153.00
  • Band C - £1,318.00
  • Band D - £1,482.00
  • Band E - £1,812.00
  • Band F - £2,141.00
  • Band G - £2,471.00
  • Band H - £2,965.00

Q.

How is stamp duty rates measured and what will we need to pay on a £838k residence?

A.

The Stamp Duty due depends on the purchase price of the property. For a residential property in Waolstenholme purchased for £838k, stamp duty is £33520.*

*Source: www.hmrc.gov.uk, November 2012

Q.

How much will our searches cost?

A.

The cost of conveyancing searches will vary significantly, depending on the specific searches which have been ordered. Searches are disbursements paid to a third party, and will not be included in the quoted conveyancing fees.

Q.

Are there many buyers in Waolstenholme gazumped?

A.

Gazumping takes place when a low offer is rejected, following initial acceptance, by the property seller, in preference to a second buyer's offer. Although being gazumped is less common in a declining market, there will always be a chance. To reduce the likelihood of being gazumped, consider instructing your conveyancing solicitor early, and even before acceptance of an offer.