Ampney Crucis Conveyancing Quote

Buying or Selling in Ampney Crucis – 1st Move Conveyancing Ampney Crucis are Specialist Solicitors with Local Expertise

IIf you need a conveyancing quote in Ampney Crucis at Kenneth Elliott & Rowe Solicitors we make buying or selling your home as painless as possible.
We strive to deliver a first class service. We specialise in dealing with matters in Ampney Crucis. We are experienced in both sales and purchases.

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  • Our lawyers – will be dedicated to your case and help you all the way.

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You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email and we will do the rest.

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Searches on my Conveyancing Quote

What is not included in a local authority search? Note that local searches are often relevant to only the title you are purchasing and might not show developments next door or located a short distance away. (Tip: in this instance you may wish to make additional enquiries at your local council covering Ampney Crucis. Usually, you can search most planning applications on the planning departments website by postcode or by map search).

When we obtain an Environmental investigation on the property mentioned on the conveyancing quote for the property in Ampney Crucis what will it reveal? The search provides replies of present and past contamination risks together with a statement from an environmental expert confirming whether or not the area is likely to be classified contaminated land by the Local Authority. It may also reveal other information such as whether the property is within a flood plain area (which may have an effect on the availability and cost of home insurance), whether it is on or near a landfill site and in an area of high subsidence or landslip. It may also shown whether the property is affected by coal mining and in an area where radon readings are over 100 Bq m-3.

What is a a CON29DW ? A a CON29DW confirms to a potential interested party that the property they are acquiring is connected to the mains water supply and mains drainage. This is particularly important in parts of Ampney Crucis which are rural as there may be a a private drainage system.

Why use Kenneth Elliott & Rowe Solicitors t/a 1st Move Conveyancing for your move in Ampney Crucis?

  • At 1st Move Conveyancing we believe our fixed price quote delivers excellent value for money.
  • We are a CQS (Conveyancing Quality Scheme) accredited firm of solicitors providing conveyancing to clients in Ampney Crucis. Our processes and procedures have been approved by the Law Society,
  • Our quote is subject to our Terms and Conditions but there are No Hidden Extras.
  • Our guide to Unknown Costs and Limitations will give you an idea on what other possible costs or expenses to budget for outside the quote for the legal fees and known disbursements.

A solicitor you can trust – with you every step of the way

⭐️⭐️⭐️⭐️⭐️ Reviews of our Service

Helpful and understanding through a very stressful period in our lives Mouzzam was extremely helpful with our whole process. Lots of experience and very helpful throughout the property purchase and sales cycle. We have used K.E.R. for over two decades and very happy with their service.

Remember if the process drags on, we will not hit you with additional charges.

Our price is fixed.

General Conveyancing Tips

There is invariably mortgage finance to arrange and it should be noted that a conveyancing lawyer cannot rely on a informal confirmation by mortgage broker or anyone else. We must have sight of your formal written offer of mortgage in order that he may (i) be able to check that you are getting the amount you need and ensure that you can comply with any special conditions imposed in the mortgage loan.

Always check what you are purchasing? We will always send you a document known as the ‘title plan’ (sometimes called filed plan}. This will show the full outline of the property you are buying – the boundary will usually be marked red. One of the most common errors a purchaser makes is not checking the plan properly. It is a good idea to visit the house to check that what is shown on the plan agrees with what you think you’re looking at on site. All too often clients mistakenly think that a piece of land at the side or rear of the land parcel is theirs,only to later discover that the legal title to the home doesn’t include this space. Always be satisfied that the title plan matches the physical position at the property.

What is the difference between freehold and leasehold property? If you own a freehold property it invariable means you own a house or bungalow and that includes the whole building and the property it stands on. As you have everything you are responsible for all outlays necessary to upkeep the fabric of the building. Leasehold usually applies to flats or maisonettes although in some parts of the country including Ampney Crucis some houses are also leasehold. Leasehold means you effectively lease a property for a number of years – usually a very long period of 99, 125 or even 999 years. You may pay a small ground rent of a few pounds to the freeholder each year. For leasehold there will be a lease agreement with the landlord setting out the rights and obligations including the requirement to contribute jointly to the upkeep of the building in which the flat is located and possibly also building insurance.

FAQs in Ampney Crucis

Are you on the panel of Leeds Building Society? Yes we act for all major lenders and many smaller lenders.

We are aware that you do not have an office in Ampney Crucis? Is this a concern? No because like all modern firms of lawyers we count on technology to assist us in our work to ensure that matters are dealt with rapidly. Your proximity to our office is not going to cause a delay. We are also authorised by the Solicitors Regulation Authority to carry out work throughout England and Wales (which obviously includes Ampney Crucis).

If you are a first time buyer what additional costs can we anticipate? If you are using a Help to Buy ISA or Lifetime ISA this firm are required to make certain steps to ensure release of those ISAs including any bonus. If you complete the estimate you will see there is an yes no box for Help to Buy ISA or Lifetime ISA. Please chose yes if you have one. You will usually save on Stamp Duty Land Tax which will be nil up to £300k. If you press “yes” to the “First Time Buyer” option on the conveyancing quote the correct rate will calculate for you.

If I am buying and selling a home which I live in and I own a buy to let will I pay higher rate stamp duty? No provided both properties (sale and purchase) go through together. You will pay the normal rates of duty. If you buy a new home before you sell (even if the gap is 24 hours then you need to pay the higher rate of duty and then claim it back. You can request a refund for the amount above the normal Stamp Duty rates provided you sell your previous main house within 3 years.

If we are buying a flat what additional expenses can we anticipate? This is one tricky area where we cannot give you all the figures up front in our quote. This is because leases vary in their requirements and also the costs charged by freeholder and managing agents also vary. They can also be two parties to deal with i.e a freeholder and managing agents who both charge. These charges therefore vary considerably with some leasehold purchases the fees can be as low as £10 but in extreme cases the costs charged can be around £550. This is why the government is considering regulating this area.

If we are selling a maisonette what additional payments can we anticipate? We cannot give you all the figures up front in our quote. The costs charged by freeholder and management companies will vary for providing replies often in a questionnaire called LPE1. The charge for this varies from organisation to organisation usually it is approximately £2500 but is can be more in unusual cases. Also in some cases you may not be charged – this will be restricted usually to either share of freehold where the residents run the maintenance or very small buildings such as a single house converted into a couple leaseholds.

Need More Information on Conveyancing in Ampney Crucis?

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About Ampney Crucis.

Ampney Crucis is a village and civil parish in the Cotswolds, part of the Cotswold District of Gloucestershire, England.

The village is in the Ampney-Coln electoral ward. This ward stretches from Ampney Crucis to Coln St. Dennis in the north. The total population of the ward at the 2011 census was 1,884.

The Ampney Brook, a tributary of the River Thames, flows through the village, which is near the smaller villages of Ampney St Mary and Ampney St Peter, and about 3 miles (5 km) east of Cirencester.

At the time of the 1086 Domesday Book, the village was known as Omenie; in later centuries the name changed to Aminel, Aminie and eventually to Ampney. In 1086, the lord of the village was Turstin FitzRolf. A recent translation of the entry in the Book states: “In GARSDON Hundred Thurstan son of Rolf holds AMPNEY (Crucis) from the King”.

The village takes its current name (Latin for “Ampney of the Cross”) from the brook and the 15th century cross in the churchyard of the parish church, the Church of the Holy Rood.

The church is a Grade I listed building described as an “Anglican parish church. Saxon foundation, with some Norman work and elements from all periods including C15 tower and re-roofing of nave, up to restoration of 1870”.
The Ampney Crucis cross in the church courtyard is also Grade I listed, described as “Late C14/early C15” and restored in the late 20th century. The head was missing for years but was found in the tower in 1860 and reinstalled.

In 1671 when households were assessed for the hearth tax, Ampney House was described as a “modest mansion in a park” and had ten hearths, while the Lloyds, the only other gentry family in the village, had seven hearths. Of the remaining dwellings with hearths, ten were exempt on the grounds of poverty while the remaining households each had a single hearth. At that time, apart from the lord of the manor and the Lloyds, the inhabitants of the parish were mostly their tenants; labourers, husbandmen and craftsmen, each with their own patch of ground to supply the family with food.

In 1722, Sir John Playdell endowed a charity daily school. The population of the village’s 2660 acres in 1801 was 541 and in 1831, it was 599.

Many buildings in Ampney Crucis bear a Historic designation.

The Grade II listed Ampney Park manor was built in the late 1500s and was extended in the 18th and 19th centuries. Also Grade II listed, the small detached lodge was built in the mid 1600s and expanded in 1893. The manor was built by John Pleydell; in 1724 it passed to the Yorkshire Dawnays. In 1765, it was sold to Samuel Blackwell; during his tenure the long Georgian north wing was added. A historical record states that the manor was the seat of Earl Dulcie in 1830, having rented the property after Blackwell’s death. The property was acquired in the 1890s by Edmund Cripps who extended the building.

The 8-bedroom manor was listed for sale in 2018 as a 15,000 sq ft house with “magnificent equestrian facilities, a swimming pool, a 17th century Grand Hall”, library and many other amenities, including a billiards room (added by Edmund Cripps).

Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email and we will do the rest.

Use your Mobile Phone Call Us

You can immediately let your estate agent and mortgage company know we are acting for you.