Blackrod Conveyancing Quote

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

IIf you need a conveyancing quote in Blackrod 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 Blackrod. We are experienced in both sales and purchases.

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Blackrod
  • Recommended – by our clients
  • Our lawyers – will be dedicated to your case and help you all the way.

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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 mbs@ker.co.uk and we will do the rest.

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Searches on my Conveyancing Quote

How long do Enquiries of the local authority search searches take? The time for a Official Local Authority search can vary significantly, from 24 hours to six weeks! Although we order all our Official Local Authority searches through an electronic search provider some searches are still processed managed manually by the council. Also the search wait time can be affected by seasonal demand levels and local council staffing levels.

When we order an Environmental enquiry on the property mentioned on the conveyancing quote for the property in Blackrod what will it reveal? The search provides replies of present and past contamination risks together with a certificate from an environmental consultant confirming whether or not the ground might be designated 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 high radon area.

Apart from showing that the site in Blackrod is connected to the mains water supply and mains drainage what other details does a water authority search contain? A drainage search shows to a prospective interested party that the house they are buying does not need a “build over consent” because the previous owner has constructed an extension near a public drain. It also shows a raft of other replies such as water quality and historical evidence of internal sewer flooding.


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

  • 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 Blackrod. 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

Would highly recommend Mouzzam at KER. Transaction went through very quickly and smoothly. He always responded quickly to any queries I had. I recommend this firm without any doubt. Mouzzam in particular has been extremely helpful throughout the purchase of our home and has been very easy to liaise with. They (Kenneth, Elliot and Rowe) offer a fantastic service and would definately use them again.

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

Our price is fixed.

General Conveyancing Tips

There is commonly a mortgage to obtain and it should be noted that a solicitor cannot rely on a oral confirmation by mortgage broker or anyone else. The conveyancing solicitor must have sight of your final written mortgage offer in order that they may (i) ensure that you are getting the advance you need and be sure that you can comply with any lender’s conditions imposed in the offer of 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 biggest errors a buyer makes is not checking the plan properly. It is a best to go to the land to check that what is shown on the plan agrees with what you think you’re buying on site. All too often customers mistakenly think that a piece of land at the side or rear of the site is theirs,only to later discover that the legal title to the site doesn’t include this site. Always be satisfied that the title plan matches the physical position at the property.

What are the title deeds? The title deeds are the documents showing ownership of a house or flat. Historically these were traditionally paper documents – there are known as ‘unregistered title deeds’ but these days the Land Registry stores evidence of the title electronically – this is referred to as a registered title. The original paper deeds are usually kept by a mortgage lender or solicitor. If these deeds are destroyed this can cause problems. Registration has been compulsory for all dealing with the land for some period now although this was brought in at different times across the country. For the time scale in Blackrod you should check with your conveyancer. Thankfully most deeds are now registered and cannot be lost. The cost of obtaining ‘official copies’ of the title are included in the conveyancing quote.

FAQs in Blackrod

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

We note that you do not have an office in Blackrod? Is this a problem? No because like all modern firms of lawyers we depend on technology to assist us in our practice to ensure that matters are dealt with quickly. 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 Blackrod).

What Stamp Duty will I pay if I am a first time buyer? First time buyers paying £300k or less for a residential property will pay no Stamp Duty Land Tax. If you are paying between £300k and £500k will pay SDLT at 5% on the amount of the purchase price in excess of £300,000 – a reduction of £5,000 compared to standard rates of SDLT. If the price is over five hundred thousand pounds there is no relief for the first time buyer and the normal rates apply. If you press “yes” to the “First Time Buyer” toggle 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 if you sell your previous main property within three years.

If we are buying a flat what additional costs can we anticipate? This is one tricky area where we cannot give you all the disbursements up front in our quote. This is because leases vary in their requirements and also the costs charged by freeholder and management companies also vary. They can also be two parties to deal with i.e a landlords and management companies 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 £450. This is why the government is considering regulating this area.

If we are selling a flat what additional expenses can we anticipate? We cannot give you all the figures up front in our quote. The costs charged by freeholder and managing agents will vary for providing responses often in a pro forma response called LPE1. The charge for this varies from organisation to organisation mainly it is around £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 management or very small buildings such as a single house converted into a couple maisonettes.


Need More Information on Conveyancing in Blackrod?

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About Blackrod.

Blackrod is a town and civil parish in the Metropolitan Borough of Bolton, Greater Manchester, England. It is 3.9 miles (6.3 km) north-northeast of Wigan and 6.6 miles (10.6 km) west of Bolton. According to the United Kingdom Census 2001, Blackrod had a population of 5,300, but reduced to 5,001 at the United Kingdom Census 2011.

Historically a part of Lancashire, Blackrod was once a centre for coal mining

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 mbs@ker.co.uk 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.