Would getting a Homebuyer Report be necessary when purchasing property in Brondesbury?
We heavily advise that all buyers book a RICS survey if buying in Brondesbury. It is a fact that there are a wide range of problems which have a negative impact on a property, such as unsafe chimney circulation or insect infestation. These will not be reported on by a solicitor.
If there are outstanding works approved in the planning consent, can I still use it?
Generally speaking, planning permission legally has to have an expiry date, which is usually for a period of three years from approval for the building work to start (and not necessarily complete, unless the consent has a suitable caveat).
This means that the consent is against the property and the intended construction rather than the person who made the application. As such, if the planning consent remains within the expiry period, the agreement is transferrable to the new owner of the property.
Your solicitor will be able to provide further advice, once enquiries with the local authority have been satisfactorily completed as part of the conveyancing.
Should I accept an offer on my home if I haven’t found one to buy?
From your prospective buyer’s standpoint, they are not going to want to wait around for you to find somewhere to move to necessarily, meaning that they might drop out of the process to look for a property that is more readily available. However, you might want to have the discussion with your estate agent as to the best way to manage this as part of the process of putting your house on the market.
It’s not always going to be easy for everyone in the chain to have everything lined up from mortgage offers, sale price agreements, solicitors, surveys and so on. Therefore, you can be honest and tell your prospective buyer that, while you’re accepting the price, you haven’t completed your part in the chain; if they are unhappy with this, your other option is to consider a short-term rental or moving in with friends temporarily to protect the sale.
With our experienced solicitors at low, fixed-fee quotes with 'No Completion, No Fee' protection, Homeward Legal is in the best position to look after your conveyancing. Call us now on 0800 038 6699 to get started.
If we are intending to purchase near Brondesbury, in the parish of North Audley Street, do we need a chancel search?
Whether you are buying a property in Brondesbury or elsewhere in the county, the lawyer may suggest that a chancel search is taken out. Although some church councils have determined to charge chancel repairs on the current owners of land subject to chancel liability, it cannot be guaranteed that a parish in which lay rectors have not been expected to pay chancel repair dues recently will remain liability-free for new owners. It is not safe to rely on the historical behaviour of the parish council alone as a guide.
We are buying in Brondesbury on a new development ex-industrial site. Is manganese (Mn) soil contamination likely?
Brondesbury industry and natural causes can cause soil contamination. Various bodies hold data on land contaminants affecting Brondesbury, including local authorities.
When should I book a removals firm?
It’s very tempting to get wrapped in the excitement of moving home and wanting to get everything sorted out and in the diary. But, if you book a removals firm too early, prior to the exchange of contracts (when the date and time of completion is legally set), you risk the possibility that the date might change, thereby having to pay a fee to the removals firm to change the plans.
There is nothing stopping you in contacting a selection of firms to get a quote for removal and to negotiate the possibility of pencilling a date in but ensure you obtain agreement that this is subject to change and confirmation.
What do I need to be aware of if we acquire a flat in a Camden planning authority designated conservation area ?
An integral part of the property legal involves procurement of searches of Camden planning authority to identify conservation area status and the existence of consent for alterations. Should no authority consents be supplied the solicitor will inform you of the alternatives which can include requesting an indemnity insurance policy or getting retrospective consent from Camden local authority.
When in the process do you need to instruct a solicitor in Brondesbury?
Simply, earlier is preferable. Some suggest waiting before instruction until an offer is accepted, but you will then be at a serious disadvantage in the event of a contract race, or buyer eager to move quickly.