Which individual conveyancing searches should the Dalton in Furness conveyancing solicitor carry out on a Dalton in Furness home?
Normal conveyancing protocol is to get the following Local Authority (personal or official), Drainage and Water Search (CON29DW or personal), Environment Search and Gypsum Mining and perhaps less common searches, which might include Official Search of whole with priority.
Does our Dalton in Furness conveyancing solicitor tell me about the amount of council tax to be paid for a Band F cottage before exchange?
A property lawyer will speak to the governing Barrow-in-Furness local council to ask about the latest council tax rates, which should subsequently be set out in the conveyancer's title report.
Up-to-date charges for Dalton in Furness are detailed at the Barrow-in-Furness council website. Currently on 17 March 2013 band rates are:
- Band A - £1,051.00
- Band B - £1,226.00
- Band C - £1,401.00
- Band D - £1,576.00
- Band E - £1,926.00
- Band F - £2,276.00
- Band G - £2,627.00
- Band H - £3,152.00
We plan to purchase a barn conversion in the parish of Thrimby. Will a chancel search be required?
A solicitor is likely to recommend a chancel search, irrespective of the parish where the house being bought is found. Although some parish councils have chosen to impose chancel repairs on the owners of affected property, a conveyancing solicitor cannot verify that a parish where dues have not recently been paid will not automatically be the case for future owners. It is not safe to rely on the historical behaviour of the parish council alone as a guide.
Can I withdraw my offer on a property at any time?
When you make an offer on a house that has been accepted by the vendor, you can ask them to take it off the market as part of the acceptance. If you are selling, you can show your intent by agreeing to remove it from other potential buyers’ interest.
As a buyer, you can withdraw your offer at any time (and, as a seller, you can reject an offer at any time) up to the exchange of contracts, which means you are now legally committed to go through with the transaction at the agreed price. You should check your contract with both the estate agent and your conveyancing solicitor as there may be fees and other penalties associated with pulling out of the transaction after the offer was initially agreed.
If you decide to withdraw from the contract after exchange, then you are in breach. This means, if you’re the buyer, the seller is entitled to keep whatever agreed sum has been set for the deposit, and could claim damages; as the seller, you will be liable to pay interest accrued during the Notice to Complete period as well as the deposit, and the potential for claiming losses, and the buyer has to return everything about the property at the seller’s expense.
What do I provide to the solicitor on my house sale?
The list of documents required is quite simple, but will be required at different stages of the process (but ideally any forms should be completed and returned on the day of receipt and preferably delivered by hand or email).
- Proof of id
- Title deeds (if you have them; they might be lodged with the solicitor who handled the purchase of the property you are selling, or the mortgage company)
- Fixtures and Fittings Form (TA10)
- Property Information Form (TA6) – information on boundaries, disputes and complaints with neighbours, notices and proposals, alterations and planning consents, building regulations, electricity and gas certificates, guarantees and warranties, insurance, environmental matters affecting the property, rights and informal arrangements, parking, other charges, services, connection to utilities and services, and transaction information
- Copies of documents referenced in the PIF
- Leasehold or shared freehold documents
- Management Information Pack
- Energy Performance Certificate
Providing all this documentation as quickly as possible, as well as responding to arising questions throughout the conveyancing within a couple of hours will help to speed the conclusion of your transaction up considerably.
We are buying on a Dalton in Furness brownfield site. What should we do regarding aluminium (Al) top-soil contamination?
Some metal contamination may have occurred throughout Dalton in Furness, but if significant harm could be caused to people or protected species by the contamination, it is likely to be labelled contaminated land. Environment search results will factor contaminants, including metals and others such as fertilisers and water contaminants such as landfill leachate.
Why is it silly to buy a leasehold with less than 99 years to run?
In large part, if a leasehold drops below 90 years, it’s because mortgage companies will not be willing to lend money to purchase the leasehold. They will almost certainly have a stipulation on the length of the leasehold as part of their criteria for lending.
Most buyers are very aware of this and the trend is for an insistence of the sellers to provide an extension back up to the 99-year or 125-year thresholds before considering its purchase. Otherwise, even if you can finance it, eventually you’ll have to consider the legal cost of extending the lease yourself.
The vendor appears to have installed artificial stone cladding on the house in Dalton in Furness which we think may exclude nearby conservation area guidelines
The property lawyer is required to determine whether your proposed purchase is affected by a designated conservation area and whether any alterations have necessary consents from the Barrow-in-Furness authority.