What do we need to know if buying a building within a Havering planning authority conservation area ?
Part of conveyancing involves procurement of searches of Havering local authority to determine conservation area status and permission for any changes. .
If I want to build an extension or do other works once I move in, can I get a builder to visit to give me a quote?
There is nothing stopping you trying to organise this, so long as you set a date and time that’s acceptable to the vendor (or via their estate agent if they are unable to be there) and try to establish how long the process will take, so that this can be booked in.
This becomes particularly critical following a surveyor’s inspection where remedial works are identified and recommended. You can use the quote from the builder as a renegotiation tool on the asking price, if the work required is going to be particularly costly. If you decide to go down this route, it must be done before exchange of contracts (where you’re committing to the sale price) and you should inform your solicitor if you’ve had private discussions and agreements with the vendor over price for inclusion in the terms of the contract.
Will our legal charges include any additional fees?
Our solicitors never charge any hidden fees for your legal work. You should be aware that some solicitors only estimate conveyancing costs, meaning that you could pay much more when you complete.
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).
Which local authority looks after North Ockendon?
North Ockendon is located in London Borough of Havering Council, Town Hall, Main Road, Romford, RM1 3BB, Call: 01708 434 343
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.
What steps can I take to bypass paying stamp duty in North Ockendon?
Homeward Legal do not advise conveyancing clients undertake any stamp duty scheme, as such schemes are highly expensive and HMRC may challenge a scheme up to six years later. There have been several official schemes, such as for first-time buyers. Your solicitor will advise as to your eligibility.