Blaxton Conveyancing Quote

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

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

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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 queries that are not covered by the standard local authority search. These include: environmental searches in Blaxton? (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 clear-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.

I am advised that the local Searches in Blaxton will show if the land is contaminated. Is that correct? Not really. Whilst it is correct that Local Authorities are now in the process of locating contaminated land and recording these properties on registers – this is a process which will take a unknown period of time to complete. Needless to say any property comprised within these areas will be difficult to sell in the future. Unfortunately these records although disclosed by any local Enquiries are likely to be incomplete.

Apart from showing that the land parcel in Blaxton is connected to the mains water supply and mains drainage what other details does a Drainage & Water Enquiry show? A water authority search shows to a prospective purchaser that the home they are buying does not need a “build over consent” because the owner has constructed an addition to the house near a public drain. It also shows a raft of other information 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 Blaxton?

  • 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 Blaxton. 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 used Mouzzam Yamin for both my sale and purchase and was very happy with the service provided. …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 timeframe if you are trading trading down and have a lot of items to clear. You can accelerate the process if it is your first purchase. You may be able to exchange and complete together. However your option depend on what  others in the chain will allow.

Always check what you are acquiring? We will always show 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 purchaser makes is not checking the plan properly. It is a best to go to the property to check that what is shown on the plan agrees with what you think you’re acquiring on site. All too often consumers mistakenly think that a piece of land at the side or rear of the home is theirs,only to later discover that the legal title to the property 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 land it stands on. As you have everything you are responsible for all bills needed to upkeep the fabric of the structure. Leasehold usually applies to flats or maisonettes although in some parts of the country including Blaxton 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 minor ground rent of a few hundred pounds to the landlord each year. For leasehold there will be a lease agreement with the freeholder setting out the rights and obligations including the requirement to contribute jointly to the upkeep of the building in which the leasehold property is situated and possibly also building insurance.

FAQs in Blaxton

Are you on the panel of M&S Bank? Yes we act for all major lenders and many smaller lenders.

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

What Stamp Duty Land Tax will I pay if I am a first time buyer? First time buyers paying three hundred thousand pounds or lower for a residential property will pay no Stamp Duty . If you are paying between £300,000 and half a million pounds 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 Stamp Duty . 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” 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 property 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 residence within 3 years.

If we are buying a maisonette what additional fees can we anticipate? This is one tricky area where we cannot give you all the disbursements up front in our on line 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 £650. This is why the government is considering regulating this area.

If we are selling a maisonette what additional costs can we anticipate? We cannot give you all the costs up front in our estimate. The costs charged by freeholder and management companies will vary for providing replies often in a pro forma response called LPE1. The charge for this varies from organisation to organisation broadly it is around £200-300 but is can be higher in rare 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.


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About Blaxton.

Blaxton is a village in the Metropolitan Borough of Doncaster (part of South Yorkshire, England), on the border with Lincolnshire. It lies to the north of Finningley, on the A614 road, and is located at approximately 53° 29′ 30″ North, 0° 59′ West, at an elevation of around 5 metres above sea level. It has a population of 1,179, reducing slightly to 1,162 at the 2011 Census

Blaxton is a civil parish situated, since April 1974, in the county of South Yorkshire and in the Doncaster Metropolitan District. Before that date, it was situated in the West Riding of Yorkshire, one of the three divisions of the county of York. It lay on the southern border of the county and the name of the community derives from the name ‘Blackstone’. Blaxton does not appear in the Domesday Book of 1087 and the earliest written reference dates from 1213, when it is named as ‘Blacston’ in the records of the central government. This spelling, or something similar, was customary for centuries. On the map in Edward Miller’s History of Doncaster, published in 1805, it appears as Blakestone. The name is likely to refer to the location of a stone that traditionally marked a boundary. The boundary that it would most recently mark would be the county boundary of Yorkshire. However, the boundary it originally marked may be even more ancient, perhaps that of the southern boundary of the Anglo-Saxon kingdom of Northumbria, the kingdom `North of the Humber’. The name of the village probably received its current spelling, as with many other places, from the surveyors of the Ordnance Survey, who first put Blaxton on their first map of Yorkshire, on a scale of one inch to one mile, published on 1 February 1841. This map, incidentally, shows the boundary stone to the south-east of the village cross roads.

Blaxton was part of the soke of Hexthorpe, later known as the soke of Doncaster, another ancient institution, probably dating from the time of the Norsemen. They colonised Yorkshire under their leader Halfdan, who in the year 876 decided that it was more profitable to settle in the country that they had previously only raided. The soke was a unit of local government with its own court and Blaxton effectively remained part of the soke until 1835, when the magistrates of Doncaster ceased to exercise their jurisdiction over the village.

From the earliest times, Blaxton lay in the ecclesiastical parish of Finningley. Although part of the West Riding, Blaxton, like its neighbours Austerfield, Auckley, and Blyth were not part of the great diocese of York. They were part of the archdeaconry of Nottingham. This was part of the diocese of Lichfield then, from 1836, part of the diocese of Lincoln before becoming part of the new diocese of Southwell, to which these parishes still belonged until 2010 whence the Parishes of Finningley, Blaxton and Auckley transferred to the diocese of Sheffield.

Blaxton has been through its history a small rural community. In 1811, the first time its population was counted separately, it had 132 residents. There were 146 of them by the mid century and 149 by 1901. These figures, however, disguise a picture of growth and then decline, in common with many agricultural communities in the course of the nineteenth century, as employment opportunities fluctuated and finally went into long-term decline as foreign food imports competed all too successfully with British farming.

Media related to Blaxton 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.