Blacktoft Conveyancing Quote

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

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

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Blacktoft
  • Recommended – by our clients
  • 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 mbs@ker.co.uk and we will do the rest.

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Searches on my Conveyancing Quote

What is not included in a local authority search? There are a number of additional areas that are not covered by the standard local authority search. These include: environmental enquiries in Blacktoft? (to determine a risk of flooding for example, as well as the proximity of any waste sites or potentially contaminated sites which may need a clean-up); water authority searches (which show any public sewers within the boundaries of the property which could impact upon future building or development). In certain areas additional searches such as mining searches may be advised.

When we get a Environmental enquiry on the property mentioned on the conveyancing quote for the property in Blacktoft what will it reveal? The search provides data of present and past pollution risks together with a statement from an environmental expert confirming whether or not the properties is likely to be designated contaminated land by the council. It may also reveal other information such as whether the property is within a flooding 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.

Apart from showing that the site in Blacktoft is connected to the mains water supply and mains drainage what other replies does a a CON29 DW search contain? A a CON29 DW search verifies to a potential interested party that the property they are interested in does not need a “build over consent” because the owner has constructed an alteration adjacent a public drain. It also shows a raft of other data 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 Blacktoft?

  • 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 Blacktoft. 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

I can only sing the praises for these Solicitors, certainly Mr. Mouzzam Yamin, who was the gentleman I dealt with, if all the other solicitors that work for this company are in the same league, then you are in very good hands. I felt that …More

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

Our price is fixed.

General Conveyancing Tips

How long between exchange and completion? This is usually two weeks, but does not have to be. You can request a longer period if you are trading buying down and have a lot of items to get rid of. You can speed the process if it is your first purchase. You may be able to exchange and complete on the same day. However your option depend on what  others in the chain will allow.

The Legal Ombudsman advises “Be wary of hidden costs, disbursements and VAT”. Disbursements are sums paid by solicitors to third parties such as search fees and Land Registry fees and stamp duty. Double check when obtaining a quote what disbursements apply to your purchase and ask about any disbursements that haven’t been mentioned by other firms. For example, Firm B might quote legal fees at £99 cheaper than Firm A, but what about that unusual ‘disbursement’ of £125 that Firm B is charging as an ‘expedition fee’? In practice it may not really be a disbursement at all, but might be a way of Firm B making their overall quote sound more competitive by adding on their legal fees disguised as ‘disbursements’. Make sure that any estimates you order contain all costs, disbursements and VAT. Beware of quotes that look a lot cheaper than others – as the saying goes, if it looks too good to be true, it probably is.

What are the title deeds? The title deeds are the documents showing ownership of a property. Historically these were originally paper documents – there are known as ‘unregistered title deeds’ but now the Land Registry stores evidence of the title electronically – this is referred to as a registered title. The unregistered title 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 deeds for some times now although this was brought in at different times across the country. For the time scale in Blacktoft you should check with your conveyancer. Thankfully most deeds are now registered and cannot be mislaid. The cost of obtaining ‘official copies’ of the title are included in the conveyancing quote.

FAQs in Blacktoft

Are you able to oversee a mortgage with Monmouthshire Building Society in Blacktoft? Yes we are on the mortgage Panel for this lender.

Are you able to handle Help to Buy ISAs in Blacktoft? Yes we are on the panel so we can deal with Help to Buy ISAs.

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 your lawyer are required to make certain procedures to ensure release of those funds 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 SDLT which will be nil up to £300k. If you select “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 house 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 home within 3 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 £500. This is why the government is considering regulating this area.

I am the executor of my family estate. Do you deal with sales by executors? Yes. As administrators of the Estate you can sell and our expenses remain the same as quoted for this type of Seller.


Need More Information on Conveyancing in Blacktoft?

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About Blacktoft.

Blacktoft is a village and civil parish in the East Riding of Yorkshire, England. The village is situated on the north bank of the River Ouse, 1 mile (1.6 km) west from where it joins the River Trent and becomes the Humber. It is approximately 6 miles (10 km) east from Howden and 23 miles (37 km) south-east from the county town of York. Blacktoft lies within the Parliamentary constituency of Haltemprice and Howden an area that mainly consists of middle class suburbs, towns and villages. The area is affluent, placed as the 10th most affluent in the country in a 2003 Barclays Private Clients survey, and has one of the highest proportions of owner-occupiers in the country.

The civil parish of Blacktoft consists of the village of Blacktoft, Bellasize, Faxfleet and Yokefleet. According to the 2011 UK Census the parish had a population of 322, an increase of one on the 2001 UK census figure.

Blacktoft Sands RSPB reserve lies across the Ouse. The relatively new island of Whitton Island in the Humber Estuary falls partly within the parish.

According to A Dictionary of British Place Names, Blacktoft’s joint derivation is from the Old English with Old Scandinavian for “dark coloured homestead.” In c. 1160 it was recorded as “Blaketofte.”

In 1823 Blacktoft was in the wapentake of Howdenshire. It had a population of 268, with occupations including two farmers, a corn miller, blacksmith, tailor, shoemaker, and a carpenter, and a coal dealer who was also the landlord of the Bay Horse public house. Professions included a church curate. There were two surveyors of highways providing for the maintenance of parish roads. The village had a chapel and its own parish constable. At that time on the opposite bank of the Ouse, “great quantities” of river vessels were at times docked in what was considered good anchorage, and steamboats passed on the route between Selby or Thorne and Hull. Low tide exposed sand beds, the sand from which was used as ballast for small craft.

The church, dedicated to the Holy Trinity, was designated a Grade II listed building in 1966 and is now recorded in the National Heritage List for England, maintained by Historic England. The church was constructed in 1841 by John Harper, of ashlar masonry with a west tower, Perpendicular-style windows, and a nave with apse at the east. The stability of a previous Blacktoft church was causing concern in the early 1740s. A contemporary court report noted that the chancel of the church had been re-built to a lower height than one existing earlier, resulting in a gap between the top of the new chancel and nave. This gap was closed by stooths—wooden studs or battens—on the exterior of the nave supporting a beam. The court heard that the earlier higher chancel roof had collapsed in the early 1660s as the congregation were leaving the church—this information was treated with scepticism by a prosecutor, but was supported by local masons and carpenters.

In 1842 Blacktoft ecclesiastical parish covered an area of 2,730 acres (11 km2), and had a population of 394. The parish register dated from 1700. The Chapelry of Blacktoft had been held by the Bishop of Durham and Durham Monastery—who provided for a stipendiary (paid) priest—up to the reign of Edward VI, this afterwards being granted to a William Jobson, a Hull merchant, who became lay patron (impropriator) of Blacktoft incumbent clergy. Patronage reverted to the Dean and Chapter of Durham Cathedral during the reign of George I.

In the late 18th century the inclosure of land at Blacktoft was enacted by act of Parliament. A further Blacktoft land inclosure act was placed before Parliament in 1830, with this act including the lands of Gilberdyke and Faxfleet.

In early December 2013 Blacktoft, among other regional settlements including Reedness, Saltmarshe, North Ferriby, Hessle and Kingston upon Hull and many more, was subject to flooding due to a tidal surge on the Humber, the largest in 60 years. According to the Environment Agency, damage caused would have been worse had it not been for the Hull Tidal Surge Barrier. A 2014 Flood Investigation Report from East Riding of Yorkshire Council recommended that affected property owners should “develop a personal flood plan”. However, improved flood defences are likely to be introduced across the Humber Estuary including the significant raising of the river bank in order to ensure such flooding does not happen again. The Environment Agency expressed confidence in such flood defences being improved by the government in order to prevent flooding re-occurring in the Haltemprice and Howden constituency and across the East Riding of Yorkshire.

Media related to Blacktoft at Wikimedia Commons

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.