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Conveyancing in York Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/10/17

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

By road: York is served by the A1(M), A19, A59, A64, A166, A1079 and A1237. By rail: The nearest train station is York. By air: York is closest to Leeds Bradford Airport (31 miles), Doncaster Sheffield Airport (40), Durham Tees Valley Airport (47), and Humberside Airport (48 miles).

Hospital: York, Wiggington Road, York, YO31 8HE. Council: City of York (www.york.gov.uk).

Attractions: The Shambles, York Minster, York Museum Gardens, Jorvik Viking Museum, Merchant Adventurer’s Hall, National Railway Museum, Richard III Experience at Monk Bar York Dungeon and Castle, and York Cold War Bunker.

Q.

When do we need to get a conveyancing solicitor to handle our sale in York?

In the vast majority of cases, the sooner you instruct a firm, the better. Prompt instruction of a solicitor for a sale enables information to be requested, especially from slow third parties, even prior to accepting an offer. If you are buying, early appointment of your legal representative means you can shave days off the process by having the details of your solicitor ready when you make an offer.

For the best and clearest quote, why not try Homeward Legal’s quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699.

Q.

Conveyancing solicitors carry out official searches when instructed to act for a property buyer in York, but which searches are they?

If you are buying a property and are obtaining a mortgage to assist in the finance, the lender will expect particular searches, which include a Local Authority (council) Search, a Drainage and Water Search (CON29DW or personal), and an Environmental Search. In addition, less common searches may be requested (for example, a Land Charges Search (K15)).

Q.

Are many buyers in York gazumped?

Gazumping arises when a home-owner accepts a lower offer, only to reject it later in favour of a greater offer. There is almost always a risk of gazumping where selling and buying houses are concerned, purely because the greater the amount offered, the more attractive it is. Gazumping can happen at any stage right up to exchange of contracts, when the sale or purchase becomes legally binding. The first step in reducing the chance that gazumping will affect you is to instruct a property solicitor early.

Try out Homeward Legal’s online quote calculator or call our team on 0800 038 6699.

Q.

Which mortgage lenders do you work with in York?

Of the lenders with offices in and around York, Homeward Legal work with the vast majority. This means we can work on behalf of the lender so that they don’t pass on their legal costs to you. Local mortgage lenders and brokers include:

  • I2I Financial Planning Group Ltd, 25 Stratford Way, Huntington, York, YO32 9YW
  • Glenmoor Management, 548 Huntington Rd, Huntington, York, YO32 9QA
  • Paul H Sugden, 28 Moatfield, Osbaldwick, York, YO10 3PT
Q.

I want to exchange contracts on the sale of my maisonette in York within five weeks, so are Homeward Legal fast-working solicitors?

Worryingly, some property solicitors’ firms can be far too slow, bringing huge pressure to the already stressful buying or selling process. Homeward Legal’s method is to use modern, state-of-the-art conveyancing case-management systems. Additionally, we always give sellers a carefully-selected solicitor trained to communicate by phone and email with all parties in the chain (e.g. local councils, mortgage lenders, etc.), in order to achieve a fast move.

Call our experts on 0800 038 6699 for your fixed-fee quote, protected by our ‘No Move, No Fee’ guarantee.

Q.

What is the council tax on a converted Sixties property in York?

Ordinarily, the report on title will confirm the appropriate York council tax band. The latest charges for residents of York are set out in detail on the City of York council site (you can follow the link from the homepage given at the head of these FAQs). For York, the 2017/2018 tax year rates were:

  • Band A - £1,022.29
  • Band B - £1,192.68
  • Band C - £1,363.06
  • Band D - £1,533.44
  • Band E - £1,874.20
  • Band F - £2,214.96
  • Band G - £2,555.73
  • Band H - £3,066.88

Retrieved on 30 March 2017

Q.

Can ex-industrial-use soil in York still be contaminated?

The risks posed by soil contamination to York inhabitants are usually low. Sources of contaminated land include food-processing waste, and historical coal-mining or proximity to phone masts and pylons. The information regarding contaminants and their potential risk will be revealed by the Environmental Search, which your solicitor will highlight in the title report.

Q.

I am buying soon in York and have a conveyancing quote from you. Could I be expected to pay any additional charges later on?

No. We do not charge any hidden fees for any reason, unlike some other firms, who use it as a way of making their quotes appear more attractive. There may be occasion for some additional legal work not predicted at the outset (e.g. requirement for a will to be drawn up), but Homeward Legal’s solicitors will always keep you apprised of such changes so that you always know how much your final legal bill will be.

To discuss your needs and to obtain your free, fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

Q.

I want to exchange contracts on the sale of my maisonette within 5 weeks, are Homeward Legal fast York solicitors ?

A.

Worryingly, some property solicitors firms can be far too slow, bringing huge stress to buying or selling.

Our method is to use modern conveyancing case management systems . We always give property sellers carefully selected solicitor trained to communicate by phone and email with all parties in the chain for example local councils, to achieve a fast move.

Q.

When do we need to get a conveyancing solicitor to handle our sale?

A.

In the vast majority of cases, the sooner you instruct a firm, the better. Prompt instruction of a solicitor for a sale enables information, especially from slow third-parties, can be requested even prior to accepting an offer, whereas if you are buying you can shave days off the process by having the details of your instructed solicitor ready when you make an offer.

Q.

Is there anything I can do to avoid paying HMRC stamp duty?

A.

Stamp duty reduction must be treated with caution. These schemes are costly and the HMRC can review a scheme up to 6 years after a sale is completed . There have been a small number of legitimate initiatives, however, such as for first-time buyers. A conveyancing solicitor should confirm whether you are eligible.

Q.

Conveyancing solicitors in York carry out official searches when instructed to act for a property buyer, what particular searches?

A.

If buying and obtaining a mortgage lender will expect particular searches, including - Local Authority (council), Drainage and Water Search (CON29DW or personal) and Environmental and perhaps less common searches for example Land Charges Search (K15).

Q.

Which local authority looks after York?

A.

York is located in York City Council, Library Square, York, Yorkshire, YO1 7DU, phone: 01904 551 550

Q.

What causes York property legal work for a sale to be so delayed?

A.

The conveyancing process will sometimes endure stressful setbacks for many reasons. In some cases, the reasons are out of a lawyer's control. Homeward Legal appreciate how difficult it can be to face these and work hard to curtail their effect by proactively handling all enquiries. Reasons for delay can include the time taken to return management information.

Q.

Can York ex-industrial use land soil still be contaminated?

A.

The risks posed by soil contamination to York inhabitants are usually low. Other sources of contaminated land include food-processing waste.