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.
I am enquiring about council tax amounts on a Sixties mid-terrace dwelling in Northop, how much are they?
Ordinarily, the report on title will contain the Flintshire council tax band. Council tax rates for Northop are set out on the Flintshire local authority site. At the time of writing on 17/08/2012 rates are:
- Band A - £789.25
- Band B - £920.79
- Band C - £1,052.33
- Band D - £1,183.87
- Band E - £1,446.95
- Band F - £1,710.03
- Band G - £1,973.12
- Band H - £2,367.74
What can a Northop conveyancing lawyer advise if the house is in a conservation are in Flintshire council and has unapproved PVC windows fitted?
Flintshire planning authority search (LLC1 - Requisition for search and Official Certificate of Search) carried out by a property lawyer in the process of the conveyancing should find out the existence of the appropriate consent for additions to the building.
Co-operative Bank will be our mortgage lender - what do we need to know?
In some cases, lenders have reduced the number of firms on their approved panel, potentially creating greater conveyancing costs for buyers. Homeward Legal will act on behalf of the vast majority of CML-approved lenders.
Do you have good solicitors that have a lot of experience at auction conveyancing in Northop?
Our property lawyers frequently get instructed by sellers at auction. We tend to advise auction buyers to appoint a good property lawyer prior to the auction day to allow time for a full review. Subsequently, following the day of the auction you are the lawyer is focused on finalise the purchase legal work in 4 weeks as usually required by the terms of sale.
What do I provide to the solicitor on my house sale?
The list of documents required is quite simple, but will be required at different stages of the process (but ideally any forms should be completed and returned on the day of receipt and preferably delivered by hand or email).
- Proof of id
- Title deeds (if you have them; they might be lodged with the solicitor who handled the purchase of the property you are selling, or the mortgage company)
- Fixtures and Fittings Form (TA10)
- Property Information Form (TA6) – information on boundaries, disputes and complaints with neighbours, notices and proposals, alterations and planning consents, building regulations, electricity and gas certificates, guarantees and warranties, insurance, environmental matters affecting the property, rights and informal arrangements, parking, other charges, services, connection to utilities and services, and transaction information
- Copies of documents referenced in the PIF
- Leasehold or shared freehold documents
- Management Information Pack
- Energy Performance Certificate
Providing all this documentation as quickly as possible, as well as responding to arising questions throughout the conveyancing within a couple of hours will help to speed the conclusion of your transaction up considerably.
In what ways does the property lawyer in Northop report on the risk and history of flooding in the Northop region?
A necessary step in the conveyancing protocol involves a conveyancing lawyer conducting conveyancing and environmental searches that offer certain details in relation to Northop flood risk area data. A substantially more thorough conveyancing search, such as the Landmark search, may be advocated by the property lawyer in Northop if the results of the initial searches highlight any risk of flooding.
Should I get my short lease extended before selling?
Buyers are becoming increasingly wary of buying leaseholds with less than 90 years to run because, first, the cost of increasing a leasehold is becoming far more expensive, and, second, mortgage companies are becoming increasingly reticent to lend money to buy leases that have dropped below the 80-year mark (indeed, this will be one of the criteria that they set to ensure their investment is protected).
As a result, buyers will often insist that the leasehold be extended back up to the 99-year or 125-year typical thresholds before going ahead and buying it. So, as the current leaseholder, you will almost certainly be expected to do the legal work required to extend the lease to a level that buyers will be happy with.