What causes sale conveyancing legal work to take months to complete?
The legal work required to buy or sell a house or flat may be held up, Homeward Legal, however, know how stressful these delays can be and work hard to reduce the effect of these delays whenever feasible.
Our local agent has suggested the property lawyer. Will it be easier to use this solicitor?
An agent may recommend a solicitors firm. If the agent is paid a referral fee, however, there is a risk that the agent may suggest the firm which pays to the largest referral fee, not the law firm with the best reputation.
Flood searches are standard procedure but in light of current events for instance the widespread river flooding in Wales are they the best way to check enough about the Llay risk of flooding?
A competent Llay conveyancer will recommend that you get flood searches (Landmark search) if the initial searches establishes a any kind of Llay flooding risk.
For greater area background it may be sensible to contact a local resident.
What can we do to circumvent paying out for SDLT?
SDLT commonly must be paid on houses over one hundred and twenty-five thousand pounds. Homeward Legal do not recommend clients risk any stamp duty avoidance, as such schemes are costly and HMRC may challenge a scheme up to six years later meaning that the full stamp duty amount, interest and additional fines will be imposed.
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.
Bank of Scotland will be our lender - what do we need to be aware of?
Buyers in Llay should be aware that some lenders are now limiting the firms who can act for them. For property purchasers, this can result in significantly higher conveyancing costs. We can act for the majority of lenders.
Which local factors can contaminate land in Llay, and will they be checked for comprehensively?
Llay property is contaminated by several natural causes. Contaminants such as coal mining will be investigated during the conveyancing process.