What specific things do I need to look out for if I’m buying a house on the coast?
With worsening weather and floods now becoming increasingly commonplace, with the media remarking on it in depth, buying a property that has a likelihood of flooding is a difficult decision to make. Not only is there the issue of cleaning up if it does flood, but insurance premiums will be much higher (and perhaps even prohibitive).
For homes in coastal areas, there is also the problem of coastal erosion, where some properties have been seen to literally fall into the sea.
However, the good news is that picking a home in a coastal region doesn’t automatically mean that it’s going to be subject to flooding or that it’s eventually going to slip into the sea. The searches ordered by your conveyancing solicitor will identify the level of risk associated with the property and, based on this, your solicitor may recommend that you take out specialist reports (e.g. from Landmark or other organisations) to get a more in-depth description of the risks and options. These are in addition to the standard set and will be charged to you as a disbursement at cost.
Your surveyor will also be able to identify evidence of previous floods and other problems during their inspection and provide advice in their report. If the problems are considered sufficiently severe, the surveyor may also note the specifics for further investigation by your conveyancing solicitor.
In a few months we are going to be finally moving out of our semi detached residence near Atherton to a new home in Ashton Under Lyne what is the right point to select a house removal firm?
Most lawyers tend to recommend that home vendors wait arranging removals until formal exchange of contracts because usually a home moving date will not have been confirmed.
Frequently house removals firms charge a cancellation charge . Local home mover companies include Kitsons Removals, 8 Oak Tree Cl, Atherton, Manchester, M46 0RP on 01942 901954 or Montford Removals Ltd, Constance House/Linstock Way, Atherton, Manchester, M46 0RS Phone: 0800 026 0474.
We have a requirement to exchange contracts on the conveyancing on our jointly owned leasehold flat within 6 weeks, are you fast Atherton solicitors ?
Homeward Legal takes an extremely speed focused style to completing the necessary legal work for customers to meet the sellers needs.
We only work with solicitors that work fast and will always communicate by phone and email up the buyer and seller chain . Additionally Homeward Legals property lawyers are actually chosen because they use state of the art software and technology systems to finish the legal work to your time frame.
Is it a bad idea to circumvent paying out for stamp duty land tax?
Stamp duty must be paid for residential property over £125,000. Stamp duty reduction scheme is not recommended for purchases in Atherton, because these schemes are expensive and , if a scheme is challenged, you can be fined up to 100% of the amount owed, in additional to the tax itself.
What is the council tax on a mid-terrace property in Atherton?
Customarily the conveyancing report on title should give information the relevant Wigan council tax band.
The latest council tax charges for residents of Atherton are set out in detail on the Wigan local authority website. At the time of writing (11 December 2012) band rates are:
- Band A - £913.00
- Band B - £1,065.00
- Band C - £1,217.00
- Band D - £1,369.00
- Band E - £1,674.00
- Band F - £1,978.00
- Band G - £2,282.00
- Band H - £2,739.00
Can I agree a sale price without involving an estate agent or solicitor?
This depends on whether you have signed up with an estate agent and what agreement is already in place. While it might seem unfair if you’ve found a buyer outside of the estate agency process and you’re expected to still pay the agent their fees on sale, you should be very careful about stepping outside the agreed terms and conditions since this is legally binding and you may face penalties as a result. Therefore, if you want to follow this course, it’s worth checking the details with a solicitor to ensure you’re following the letter of the law.
If you’re not with an agent, you can publicise your house details with a number of publications and online sites (some are free, others require a fee), but you’ll need to do all the legwork and administration. For a legal standpoint, you don’t need to appoint a solicitor to perform the conveyancing, but it would be an unwise option to pursue as you will probably have neither the training or experience in some its complexities, and you won’t have the protective indemnity insurance in the event of a problem arising with your work.
How do you work out Stamp Duty Land Tax rates and what amount should we budget for a £1195000 property?
The Stamp Duty Land Tax that will be due is calculated with reference to the house or flat's price. It is £59750 on a £1195000 property.