What do I do if new and severe damage is found after moving in?
You should reasonably expect the home into which you’re moving to be cleared, clean and without additional damage. Of course, things can happen as removals can chip plaster, scratch or tear wallpaper, etc., but if there is significant damage that was not present before, it would be advisable to talk to your solicitor to see if there is any recourse for you on your seller.
You may also like to think about writing a clause into the contract that money will only be released after a cursory inspection of the premises to confirm that you are happy. This needs to be agreed with the seller’s solicitor, but the expectation is already raised. Beware that, in the chaos of the moving day, you can’t afford to delay things too much, so it’s a fine balance.
Where do I uncover more information on the standard of conservation areas in Hendon and Hendon?
Local Hendon conservation area matters, like the historic layout of roads, addition of hard standings to the front of houses or street posts etc. are handled by the local authority (Barnet). English Heritage, a government body, now maintain records in relation to the condition (poor to good) of conservation areas in England as well as the vulnerability.
In about four weeks we are looking to be finally moving from our semi detached home on the outskirts of Hendon into our new dwelling in Golders Green what is the right point to appoint a removals firm?
We would tend to recommend that buyers and sellers delay organising removals until the point where formal exchange of contracts as in all probability a definitive move date will not have been set. Local information can be sought from Brosnan & Son, Unit 16 Atlas Business Centre/Oxgate La, London, NW2 7HJ Tel: 020 8452 3452 or Sprint Removals, 158 Coles Green Rd, London, NW2 7HW Call: 0845 459 5945.
I’ve lost my gas/electrical certificates; will that stop me moving?
There is no legal imperative for you to provide either the gas or electrical safety certificates as the seller; you are required to provide a gas safety certificate on an annual basis, however, if you are planning on letting the property out. The Institution of Electrical Engineers recommends that an electrical certificate be updated at least every ten years or when the property is transferred to a new owner (every 5 years if you are letting the property out).
However, this usually means that this is the responsibility of the buyer with the onus on organising an inspection for a new certificate falling on them.
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For a property valued at £175000, how is Stamp Duty Land Tax rates calculated?
The Stamp Duty that is payable depends on the purchase price. Stamp duty will be £1750 on a £175000 home (information accurate September 2012).
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.
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.