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Conveyancing in Widnes 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 Widnes

By road: Widnes is served by the A557, A562 and A5300. By rail: The nearest train station is Widnes. By air: Widnes is closest to Liverpool John Lennon Airport (7 miles), Hawarden Airport (25 miles), and Manchester Airport (26 miles).

Hospital: Halton General, Hospital Way, Runcorn, WA7 2DA. Council: Halton Borough (www3.halton.gov.uk).

Attractions: Catalyst Science Discovery Centre, Pickerings Pasture, Victoria Park, Gladstone Memorial Fountain, Spike Island Nature Reserve, and Widnes Market.

Q.

What causes the conveyancing for a sale in Widnes to be so delayed?

The conveyancing process may take more time than planned, even where there is no chain to consider. Unfortunately, on occasion, the reasons are beyond a solicitor's power. Homeward Legal seeks to reduce their consequences wherever possible by, for example, ordering searches as early as possible. 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.

Q.

When is the optimum point to reserve the home-removal service for our move to Widnes?

The best advice is to put off booking a removal firm until such time as both sides have firmed up your home-moving date, which occurs once exchange of contracts has completed. Once you are ready to appoint a firm, you could try:

  • SWF Transport (UK) Ltd., 44 Page La, Widnes, WA8 0AB (Tel: 07813 723643)
  • Roy Jacks Removals Ltd., Unit 5, Anderson Trading Estate, Croft Street, Widnes, WA8 0NQ Telephone: 0151 424 4966
Q.

We are buying in Widnes with Mortgages 1 Ltd., but what will we need to know?

In some cases, lenders have decided to reduce the number of solicitor firms on their approved panel. For property buyers, this can result in significantly increased legal costs. However, Homeward Legal is able to act on behalf of most lenders, thereby eradicating the possibility of extending your legal bill.

Q.

My local agent has suggested that we appoint the solicitors’ firm that they have used before for our move to Widnes. Must I instruct this solicitor?

Many estate agents have arrangements with solicitors whereby they refer work to them. However, if the agent is paid a fee by the solicitor, the agent may prefer to suggest whichever firm pays the most per referral, and not the most appropriate choice for your needs. Talk to our experts on 0800 038 6699 to discuss your needs and to receive your free, fixed-fee quote.

Q.

I have a requirement to exchange contracts on the conveyancing on a freehold flat in Widnes within 28 days, so are you fast home-moving solicitors?

To be brutally honest, a lot of Cheshire conveyancers are very slow, and this usually adds even more anxiety to the stressful rigmarole of buying or selling a home. In addition to utilising cutting-edge productivity systems, we always assign you to a carefully selected property lawyer qualified to communicate with the whole chain (such as lenders and other solicitors), in order to fulfil a fast sale.

Q.

How much is the council tax on a residential, mid-terrace home in Widnes?

Your conveyancing report on title will give you the appropriate Halton council tax band and rate. The latest tax rates for residents of Widnes are set out online at the Halton local authority site (a link to the homepage is in the public service information at the head of these FAQs). For the 2017/2018 tax year, the rates were:

  • Band A - £1,033.33
  • Band B - £1,205.56
  • Band C - £1,377.78
  • Band D - £1,550.00
  • Band E - £1,894.44
  • Band F - £2,238.88
  • Band G - £2,583.33
  • Band H - £3,100.00

Retrieved on 6 April 2017

Q.

The current owner has fitted a conspicuous satellite dish on the house in Widnes, which we think may overstep nearby conservation area criteria. What should we do?

A property solicitor is required to verify if the property is inside a designated conservation area, and, if so, whether any alterations have the required consent. If there is no evidence of the consents, your solicitor can advise you on the next steps, including taking out indemnity insurance (to protect you if you have to reverse the building alteration), or requesting retrospective planning permission.

Q.

I am moving in Widnes, and have a very reasonable quote from you, so might I need to pay any additional fees later on?

Our solicitors at Homeward Legal never hide any extra fees for any reason. Some solicitors only estimate conveyancing costs, which makes a ‘quote’ appear attractive. As a result, you may face a much greater total fee when you have completed. To discuss your needs and to obtain your free, fixed-fee, ‘No Move, No Fee’-guaranteed quote from Homeward Legal, contact our team on 0800 038 6699. Or try our online quote calculator.

Q.

How much is the council tax on a residential mid-terrace home in Widnes?

A.

Usually a conveyancing report on title will give the appropriate Halton council tax band. The latest tax rates for residents of Widnes are set out online at the Halton local authority site. Currently (05 September 2012) rates are:

  • Band A - £904.00
  • Band B - £1,055.00
  • Band C - £1,205.00
  • Band D - £1,356.00
  • Band E - £1,657.00
  • Band F - £1,959.00
  • Band G - £2,260.00
  • Band H - £2,712.00

Q.

How much time does I plan for conveyancing legal work generally take?

A.

For the majority of buyers and sellers, the length of time taken to sell or purchase a residence does vary, with reference to several considerations including cases where a property has a mortgage. With our specialist solicitors, each client is handled quickly, and to the highest standard of service.

Q.

My local agent has suggested the solicitors firm that they have used before. Must I instruct this solicitor?

A.

Many estate agents have arrangements with solicitors whereby they refer work to them. However, if the agent is paid a fee by the solicitor, the agent may prefer to suggest whichever firm pays the most per referral, not the most appropriate choice.

Q.

As a consequence of the flooding in Sept 2012 in North West England, we are thinking that flood risk searches might not be thorough enough?

A.

Flood searches carried out by a solicitor in Widnes will include a more thorough Landmark flood search if the risk warrants it.

If you remain worried why not approach a next door neighbour or local Cheshire flood damage business - for example: Colin Bain Painting & Decorating, 6 Camberwell Park Road, Widnes, WA8 3EQ Tel: 0151-420 3323.

Q.

I am moving in Widnes, and have a quote from you. Might I need to pay any additional fees?

A.

Our solicitors never hide any hidden extra charges. Some solicitors only estimate conveyancing costs. You may face a much greater total fee when you have completed.

Q.

We need to complete this £961,000 home purchase as soon as possible, can we guarantee a fast conveyancing transaction in Widnes?

A.

It is well established that buying faster is the key to instruct a proactive conveyancer. There are a range of things you, as the purchaser, can do to get moving sooner. These include:

  • if you intend to get a house survey, doing so as early as you can
  • contacting your conveyancer regularly
  • quickly completing and return any forms

Q.

Will my Widnes conveyancing solicitor investigate the potential risk of possible flooding around Widnes for a Fifties home I am going to purchase?

A.

An experienced lawyer will conduct standard protocol environmental searches that should include Widnes flood risk area information. A more in-depth flood search, such as the Homecheck search, could be advocated by the property solicitor in Widnes if the results of the enviro. search suggest a potential flood risk to the Fifties home.