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Conveyancing in Warwick Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 12/10/17

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

By road: Warwick is served by the M40, A46, A452 and A4177. By rail: The nearest train station is Warwick. By air: Warwick is closest to Coventry Airport (11 miles), Birmingham Airport (18), London Oxford Airport (42), Gloucestershire Airport (45), and East Midlands Airport (49).

Hospital: Warwick, Lakin Road, Warwick, CV54 5BW. Council: Warwick District (www.warwickdc.gov.uk).

Attractions: Warwick Castle, Lord Leycester Hospital, The Mill Garden, Hatton Locks, Charlecote Park, and Hatton Country World.

Q.

Will my conveyancing quote hide any extra charges for our move to a semi-detached house in Warwick?

Homeward Legal's solicitors do not hide any additional fees for conveyancing in Warwick. Some conveyancers give 'quotes' which are in fact estimates, which they will not be required to adhere to. With Homeward Legal, what you see in the quote, is what we stick to. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699. All our quotes are backed up with a ‘No Move, No Fee’ guarantee

Q.

When you are purchasing a flat close to a church built in the 13th century in Warwick, is it recommended to get a chancel search?

The outcome of Aston Cantlow (Parochial Church Council) v Wallbank in 2003 confirmed that chancel repair liability could be enforced in England and Wales. As a consequence of a Parliamentary Act, interest over any affected land must have been registered by the councils. A conveyancing solicitor will be able to advise further on the risk of chancel liability, and any options (such as indemnity insurance), that you might wish to take up. Church of England properties in the local area where chancel liability may apply include:

  • Collegiate Church of St. Mary, Old Square, Warwick, CV34 4RA
  • St. Nicholas, St. Nicholas Church Street, Warwick, CV34 4JD
  • St. Paul’s, Friars Street, Warwick, CV34 6HA
Q.

What can a Warwick property solicitor do if the property I am intending to buy is in a registered conservation area and has unseemly satellite dishes installed?

Your solicitor will investigate whether the property is located within a designated conservation area and if any alterations have the required consent. In the event that no appropriate permissions can be supplied, the solicitor will advise you of all the options, which may include obtaining cover from an indemnity insurance policy (in case the authority orders you to reverse the changes) or seeking retrospective consent from the appropriate local authority.

Q.

ING Direct will be our lender; what do we need to check?

Your mortgage lender will require legal work to be performed on their behalf to meet the terms and conditions of supplying you with a loan. Recently, a number of lenders have opted to reduce the size of their 'solicitor panel', resulting in greater conveyancing costs for home-buyers if their chosen solicitor cannot act for the lender. Homeward Legal will act on behalf of all large lenders in the UK, keeping buyers' legal costs to a minimum. Give our team of experts a call on 0800 038 6699 to discuss your concerns and needs, and to receive your free, fixed-fee quote.

Q.

Might it be sensible to take care of conveyancing ourselves in Warwick as a way of cutting costs?

From a legal standpoint, it’s perfectly possible to handle your own conveyancing without appointing a professional property lawyer. However, a conveyancing solicitor juggles a significant number of tasks (including chasing deeds and checking the lease), which require a qualified and experienced solicitor. In addition, your relative inexperience with the complexities of the law and conveyancing will inherently incur delays, which might jeopardise the entire transaction. Despite all that, solicitors’ firms are legally obligated to carry the applicable insurance cover in order to protect you in the event of negligence.

Q.

We need to complete this leasehold flat purchase in Warwick as soon as possible; how do we arrange fast legal work?

It is a well-established fact that instructing a proactive and experienced solicitor as early as possible is crucial to speeding up the conveyancing transaction. Homeward Legal’s solicitors provide this as a standard service and use cutting-edge computer systems, integrated with various bodies such as the local authority, HMRC and the Land Registry, in order to push forward a fast transaction. Beyond that, there are various jobs that you, as the buyer, can also do, including:

  • clarifying your mortgage lender's requirements
  • responding to your solicitor by phone, fax or email, wherever possible
  • encouraging your solicitor to carry out searches promptly
  • Completing and returning any forms as soon as you receive them
Q.

In about four weeks, we are likely to move out of our house near Warwick to a new flat in Studley; at what stage should we instruct a house-removal firm?

The advice is for buyers to wait before agreeing a removals target until such time as you and the other side has confirmed the move-date that happens once contracts have exchanged. Once you are in a position to check out removals firms in the area, you might want to try:

  • Midland Removals, 39 Spring Pool, Warwick, CV34 4UP (Tel: 07787 777450)
  • Sawyer Peters Removals, Unit 14, Southfield Road, Kineton Road Industrial Estate, Southam, CV47 0FB Tel: 01926 337735
Q.

Do we need to use the property lawyer suggested by our estate agent in Warwick?

Many agents in Warwick will have a referral arrangement with one or more solicitors’ firms in the area, whereby they refer conveyancing work to them. However, if the agent is paid a fee by the solicitor, an agent may choose the firm which pays the largest referral fee, rather than the one that is most suitable for you. Why not give our waiting team a call on 0800 038 6699 for your fixed-fee quote protected by our ‘No Move, No Fee’ guarantee? Or try our online quote calculator.

Q.

When you are purchasing close by a church built in the 13th Century in Warwick, is it recommended to get a chancel search?

A.

The outcome of Aston Cantlow (PCC) v Wallbank in 2003 confirmed that chancel repair liability could be enforced. As a consequence of a recent Act, interest over any affected land must be registered by October 2013. A conveyancing solicitor will be able to advise further. Church of England properties in the local area where chancel liability may apply include St Leonard, Team Ministry St. Mary, Team Ministry St. Nicholas and Team Ministry St. Paul.

Q.

We need to complete this leasehold flat purchase as soon as possible, how do we arrange fast legal work?

A.

Finding a communicative lawyer is the key to a faster move. There are numerous tasks you can also do, such as, answering any queries raised by the lawyer as soon as possible, pushing the lawyer to begin enquiries as soon as possible and confirming your mortgage offer.

Q.

ING Direct will be our lender - what do we need to check?

A.

Your mortgage lender will require legal work to be performed on their behalf. Buyers should know that, recently, a number of lenders have opted to reduce the size of their 'solicitor panel', resulting in greater conveyancing costs for home buyers if their chosen solicitor cannot act for the lender. Homeward Legal will act on behalf of all large lenders in the UK, keeping buyers' legal costs to a minimum.

Q.

What effect will High Speed Two have on Birmingham City properties?

A.

Yes. High Speed 2 will impact homes in Erdington. Solicitors acting on a property transaction in Erdington may order a HS2 search to investigate the impact on a particular property.

Q.

What will the council tax cost on a new build Band D maisonette in Warwick?

A.

The property's pertinent council tax band should commonly be detailed as part of the conveyancing report on title along with the governing local authority. The latest council tax charges for properties in Warwick are set out in detail online at the Warwick council site. As at (21 January 2013) rates for all bands are:

  • Band A - £1,003.00
  • Band B - £1,171.00
  • Band C - £1,338.00
  • Band D - £1,505.00
  • Band E - £1,839.00
  • Band F - £2,174.00
  • Band G - £2,508.00
  • Band H - £3,010.00

Q.

How soon should you instruct a conveyancer to act on our sale?

A.

With a 'no move, no fee' guarantee, the earlier, the better. The legal work can then start immediately. Instructing a firm early could mitigate the chance of your transaction aborting.

Q.

We are completing in November, what should be determined for stamp duty?

A.

Stamp Duty will depend on a small number of factors, including the purchase price. Stamp duty will be £23320 on a £583000 Warwick property.*

*This information accurate as of January 2013