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Conveyancing in Wellingborough Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 19/10/17

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

By road: Wellingborough is served by the A6, A45 and A509. By rail: The nearest train station is Wellingborough. By air: Turweston Flight Centre is 31 miles, and London Luton Airport is 49 miles from Wellingborough.

Hospital: Isebrook, Irthlingborough Road, Wellingborough, NN8 1LP. Council: Borough Council of Wellingborough (www.wellingborough.gov.uk).

Attractions: Hardwick Soft Fruit Farm, Santa Pod Raceway, Croyland Gardens, Irchester Country Park, Hart Family Brewers, and Wellingborough Museum.

Q.

How do I get a cheap solicitor quote for buying a mid-terrace home in Wellingborough?

You have probably seen advertisements for property lawyers promising 'the cheapest conveyancing quotes'. Unfortunately, in quite a few cases, this refers to the basic fee that they charge, while there are often additional costs hiding in the small print of the terms of engagement. Very busy buyers and sellers are then presented with a higher bill than they were anticipating because they hadn’t looked into the terms in detail. Such extra charges must be fair and stated overtly in the quote. At Homeward Legal, we never hide any costs, and our quotes provide a clear statement of your legal fees and any 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.

I would prefer to complete quickly on the conveyancing for a maisonette in Wellingborough, but are Homeward Legal fast solicitors?

To be honest, far too many solicitors in Wellingborough may be slow, which causes exponential amounts of stress to those who are moving house. Having implemented state-of-the-art systems integrated with the HMRC, the Land Registry and others, Homeward Legal always look after you, supplying you with an SRA (Solicitors Regulation Authority) lawyer, who is trained to communicate with the entire property chain including councils and mortgage lenders, to achieve the fastest possible completion. Contact Homeward Legal on 0800 038 6699 for a fixed-fee quote, or try our online quote calculator.

Q.

We want to buy an old rectory in the parish of Brixworth. Will a chancel search be needed?

A chancel search looks into whether your property is liable for paying for repairs to church property. Chancel repair may be apportioned on the owners of a house where Parochial Church Councils have not imposed the same liability on the previous possessors, but only if they have already registered such an interest. For property in the parish of Brixworth, it is not safe to rely on the historical behaviour of the parish council alone as a guide. The chancel search process has now been simplified, so it is straightforward enough to establish whether you might have to pay for repairs. Your solicitor will be able to advise on appropriate indemnity insurance should that prove to be the case.

Q.

How much is the council tax on a period end-of-terrace property in Wellingborough?

Your solicitor will contact the local authority responsible for setting the rates in each tax year, compiling the facts into the report on title. The current charges for Wellingborough residents are tabled at the Wellingborough council website (refer to the head of these FAQs for a link). For the 2016/2017 tax year, the rates for each band (based on more than one resident adult) were:

  • Band A - £984.10
  • Band B - £1,148.13
  • Band C - £1,312.15
  • Band D - £1,476.16
  • Band E - £1,804.19
  • Band F - £2,132.23
  • Band G - £2,460.26
  • Band H - £2,952.32

Retrieved on 23 February 2017

Q.

Which mortgage lender panels in Wellingborough are you a member of?

Homeward Legal can work beside many lenders and brokers, who are approved by the Council of Mortgage Lenders. A number of mortgage specialists operate in Wellingborough, including:

  • Halifax Building Society, Swansgate Centre, 39 Market Street, Wellingborough, NN8 1SB
  • The Mortgage Shop, Swansgate Centre, 7 Sheep Street, Wellingborough, NN8 1BL
  • Countrywide Mortgage Services, Davy House, Davy Close, Park Farm Industrial Estate, Wellingborough, NN8 6XX
  • Q.

    Is a survey a good idea when we are buying residential property in Wellingborough?

    The Royal Institution of Chartered Surveyors supports Homeward Legal’s advice to obtain a structural survey for any home you are planning to buy. The remit of the conveyancing process does not include an investigation into structural issues at the property. All buildings can be subject to any number of problems (e.g. leaking roof, crumbling chimney-stacks, woodworm infestation, etc.), which may impact the completion, even putting your move in jeopardy.

    Q.

    We are buying a new house built on a former industrial site. Is nickel contamination of the topsoil likely?

    There are extensive regulations in place in order to limit top-soil contamination, although historical industrial and agricultural use might have left some residue. Land may also be contaminated by other sources, including polychlorinated biphenyl (PCBs). However, your conveyancing solicitor will order a number of searches, including an environmental one to establish the level of known contamination. This information will be presented in the report on title for the property

    Q.

    I am purchasing my new flat in Wellingborough for £170,000 and wondered: how is the stamp duty assessed on it?

    The Stamp Duty Land Tax (SDLT) rate due will depend on the purchase price of the property. SDLT is triggered once the purchase price goes over £125,000, so, in your case, you will be liable for a small amount of duty, which is £900 on the flat bought for £170,000. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

    Q.

    For fast conveyancing on the purchase of a £383,000 house, what do we need to arrange?

    A.

    Many buyers will, correctly, argue that instructing a experienced lawyer is the key to moving faster. Ask these questions when identifying your conveyancer:

    • Do they use email?
    • Do they use email?
    • Was there a delay delivering a quote?

    Q.

    If we are buying in Wellingborough, would you advise that I get a chancel search?

    A.

    The judgement in a landmark case 10 years ago reaffirmed that 'lay rectors' of property must subsidise church repairs. Indemnity policies can be arranged if chancel liability is likely to be enforced. A solicitor will be able to advise as to whether a chancel search is necessary, and recommend suitable insurance. Church of England properties in the area include St Mary The Virgin, St Andrew, St Barnabas and St Mary The Virgin.

    Q.

    What makes conveyancing for a sale to have so many delays?

    A.

    The Wellingborough conveyancing process will occasionally take more time than budgeted for many reasons. The causes can sometimes be out of a solicitor's hands. We do our best to curtail their cost by driving the sale or purchase forward.

    Q.

    Which mortgage lender panels in Wellingborough are you a member of?

    A.

    Homeward Legal can work beside many lenders who are Council of Mortgage Lenders-approved. A number of mortgage specialists operate in Wellingborough, including I Smart Consumer Solutions, Turnells Mill La, Denington Ind Est, Wellingborough, NN8 2RN, Mortgage Shop, 7 Sheep St, Wellingborough, NN8 1BL, and Countrywide Services, Davy House/Davy Cl, Park Farm Industrial Estate, Wellingborough, NN8 6XX.

    Q.

    We are intending to buy a rectory in the parish of Brixworth. Will a chancel search be needed?

    A.

    The conveyancing solicitor could advise that a chancel search be ordered. Chancel repair may be apportioned on the owners of a house where Parochial Church Councils have not imposed the same liability on the last owners. For property in the parish of Brixworth, it is not safe to rely on the historical behaviour of the parish council alone as a guide.

    Q.

    Should I use the solicitors firm who usually works with by my local agent?

    A.

    Agent recommendations are a common path for purchasers to get a solicitor. However, if they are paid a referral fee, there is a risk that an agent may choose the solicitor willing to pay the highest referral fee, not the law firm with the best reputation.

    Q.

    How much is the council tax on a period end of terrace property in Wellingborough?

    A.

    In most cases a conveyancing report on title should provide the Wellingborough council tax band. The correct charges for residents of Wellingborough are tabled at the Wellingborough council website. Currently on 16 November 2012 rates for all bands are:

    • Band A - £913.00
    • Band B - £1,065.00
    • Band C - £1,217.00
    • Band D - £1,369.00
    • Band E - £1,673.00
    • Band F - £1,978.00
    • Band G - £2,282.00
    • Band H - £2,738.00