The current owner has fitted doors to the house in Ince in Makerfield which I think might possibly break local conservation area rules
A conveyancing solicitor should determine if the property is within a designated conservation area and whether any modifications have essential permission.
Our agent has suggested the property solicitor that they have used before. Should we instruct them?
The agent will have influence over one or more conveyancing firms they refer a lot of work to, and can therefore to move the conveyancing process along. However, if the agent is paid a fee by the solicitor, some agents choose the firm which pays to the largest referral fee, not the best solicitor for your needs.
How much is stamp duty and land transaction tax?
The Stamp Duty Land Tax (SDLT) is based on a trigger threshold of £125,000, followed by a calculation of increasing percentages against the price bands, which are then added together:
- Less than £125,000 = 0%
- £125,000-£250,000 = 2%
- £250,000-£925,000 = 5%
- £925,000-£1,500,000 = 10%
- More than £1,500,000 = 12%
For example, a house bought for £450,000 will trigger SDLT at £12,500 (£0 for the first £125,000, £2,500 for the next £125,000, and £10,000 for the next £150,000 as the price falls in the first three bands).
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 can be done about trees with TPOs if they are cutting out the light into the house?
Tree Preservation Orders (or TPOs) are legal protections for individual trees, which means you are prohibited from pruning, cutting or removing the plant without the formal consent of the local authority. There are certain caveats such as whether it is causing an immediate danger to life, but the local authority will still need to be informed.
As a homeowner, you have a number of rights, including Right to Light: that is, you should expect natural daylight to enter your property through windows without being blocked (again there may be caveats which will be unearthed in the conveyancing). If a tree with a TPO has grown so much that it is blocking out light, you can apply to the local authority for permission to prune the tree sufficiently to return your Right to Light. It becomes more complex if the tree in question is on a neighbour’s property, and you should discuss any resulting costs with them.
Homeward Legal's solicitors have years of experience in dealing with all sorts of legal issues including TPOs, providing you with practical guidance and help. We are best placed to help you with your move, so call our team on 0800 038 6699 today.
How do we determine Stamp Duty Land Tax?
Stamp Duty will rely on the purchase price of the house. On a £304000 house, stamp duty will be £9120.
What conveyancing searches should a Ince in Makerfield property solicitor carry out on a Ince in Makerfield building?
The routine procedure will be to get Local Authority Search, Drainage and Water Search (CON29DW or personal), Environment Search and Coal Mining Search as well as any less common searches for instance Official Search of Whole with Priority (OS1).
Do you work with many lenders with Ince in Makerfield branches?
Most lenders in Ince in Makerfield are on our panels. Ince in Makerfield lenders and mortgage specialists include Wigan Mortgage Bureau, 35 Hallgate, Wigan, WN1 1LR, Mortgage Helpline, 83 Mesnes Rd, Wigan, WN1 2QT, and Strawberry Financial, The Old Surgery/108 Market St, Westhoughton, Bolton, BL5 3AZ.