Environmental searches may be fine but in light of climate change such as the extensive flooding in Sept 2012 in North West England are they still appropriate to ascertain sufficient information about the evolving Kelsall flood risk?
A qualified conveyancing solicitor in Kelsall will advise you to apply for environmental searches (Landmark search) if the environmental searches identifies a significant risk Kelsall flood risk.
You could also try to get in touch with a close neighbour for additional extra information if still concerned.
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.
Do I have to be present at viewings?
No, you don’t. It used to be the case that estate agencies were happy to leave the homeowner to show prospective buyers around. However, this has now been dispensed with because they won’t necessarily have the property skills and experience of dealing with and selling to a buyer. Therefore, the preference is usually that you should not be present in the home at all, although this can obviously be difficult with infirmity, working from home, and childcare.
The best option is to discuss this with the estate agent when you appoint them, so that you are aware of their expectations for each viewing, and they will be able to work around you if you have to be present in the home. Whether you are present or not, you should still take care not to be too messy and tidy up as much as possible prior to the viewing appointment, so that good impressions are maintained.
Our fixed fees and the 'No Completion, No Fee' guarantee alongside our results-focused solicitors mean that Homeward Legal is your best choice for the conveyancing. Find out more on 0800 038 6699.
What will the council tax cost on a Thirties Band E flat in Kelsall?
The council tax band should almost always be reported in the title report, as well as by the local council
The latest tax rates for Kelsall are detailed at the Cheshire West and Chester local authority website. Currently, 15 January 2013, the different rates are:
- Band A - £993.00
- Band B - £1,159.00
- Band C - £1,324.00
- Band D - £1,490.00
- Band E - £1,821.00
- Band F - £2,152.00
- Band G - £2,483.00
- Band H - £2,979.00
Are the many conservation areas in Kelsall likely to affect us?
Buyers in Kelsall should be aware of a number of local conservation areas. These restrictions can make repairs more costly or time-consuming, but the benefits will include confidence that property will retain its value. Your conveyancing lawyer will be able to offer more information.
The survey revealed that no planning consent was obtained for an extension: What are the issues I’ll face?
The chartered surveyor inspecting the property will check any extensions or works that have occurred and highlight any concerns for the attention of your conveyancing solicitor, who will make enquiries with the local authority to establish whether the consents and building regulations are in place.
If the building regulations agreement is not in place, the vendor is not legally allowed to sell the property until they are, since the title deeds cannot be transferred to your ownership. If building requiring planning consent is present at the property but without proof of consent approval, the local authority might be willing to accept a retrospective approval, although this could take a long time, and, even then, they may instruct you, as the new owner, to return the building to its former state, which could be very costly.
Your solicitor will be able to advise you on the most appropriate course of action to take, including whether the retrospective planning or the reversal of building works can be renegotiated from the agreed sale price.
Is the buyer or seller responsible for the searches?>
It is you, as the buyer, who is responsible for checking that all is well with the property you are buying. This is why your conveyancing solicitor will order a set of standard searches (Local Authority, Water and Drainage, Environmental, and Chancel Repair – these are also the searches requited by your mortgage lender), plus additional searches dependent on the property, recommendations from the surveyor in the survey report, and the location and history of the area.
Need a little help on understanding the detail of your conveyancing? Our solicitors make sure that everything about your transaction is clear so you always know what's going on. Call now on 0800 038 6699 and we'll get your conveyancing under way today.
Do we need to get a building surveyor to investigate the home purchase?
The Royal Institution of Chartered Surveyors firmly recommend that the majority of purchasers in Kelsall arrange a home buyer survey. It is a fact that there are a range of problems that affect a property, which will not be covered by the legal work, including poor ventilation and wet rot.