Which property will a Shelfield conveyancing solicitor do when acting on a Shelfield property?
The conventional conveyancing protocol will be to obtain Local Authority Search, Drainage Search, Environment Search and Limestone Search as well as any specific local Shelfield searches, which may include a Official Search of whole without priority.
How many weeks will conveyancing need, on average? I already have an offer.
The time needed to transact a property may vary. This is influenced by numerous considerations. These may include if you plan to take out a mortgage. We work hard to ensure your sale, purchase or remortgage is undertaken with the utmost care and speed.
Can I agree a sale price without involving an estate agent or solicitor?
This depends on whether you have signed up with an estate agent and what agreement is already in place. While it might seem unfair if you’ve found a buyer outside of the estate agency process and you’re expected to still pay the agent their fees on sale, you should be very careful about stepping outside the agreed terms and conditions since this is legally binding and you may face penalties as a result. Therefore, if you want to follow this course, it’s worth checking the details with a solicitor to ensure you’re following the letter of the law.
If you’re not with an agent, you can publicise your house details with a number of publications and online sites (some are free, others require a fee), but you’ll need to do all the legwork and administration. For a legal standpoint, you don’t need to appoint a solicitor to perform the conveyancing, but it would be an unwise option to pursue as you will probably have neither the training or experience in some its complexities, and you won’t have the protective indemnity insurance in the event of a problem arising with your work.
A right of way on the property I’m buying is redundant, but how do I get it removed from the deeds and registry?
A right of way through the grounds of a property is probably an inheritance before other building in the vicinity occurred that has since made the passage through redundant.
But, while having the right of way registered with the deeds means that feasibly someone could insist that they use it (as their public right), but, if they can’t access where the right of way originally led, it makes it a pointless activity.
It’s so unlikely that anyone will want to do this that you have to weigh up the cost of the legal process to get the right of way officially removed against not proceeding. However, if you are at all worried, talk to your solicitor so that it can be investigated further as part of the conveyancing, at which point they can guide you on the appropriate action and the associated costs (this will be in addition to the standard fees for the conveyancing and your solicitor will advise of this additional cost).
Homeward Legal's solicitors provide transparent quotes, detailing what is included in the fees and disbursements and will help with estimates for additional legal work. So, now is the best time to get your conveyancing under way on 0800 038 6699.
Will my Shelfield property solicitor in form me about the amount to be paid of the council tax on a Band A house prior to completion?
The conveyancer will approach the appropriate Walsall local authority to reveal the most up to date council tax charges which will subsequently be set out in the report on title. Correct rates for Shelfield are published online at the Walsall council website. At the time of writing, 15 July 2012, the rates are:
- Band A - £1,021.00
- Band B - £1,191.00
- Band C - £1,362.00
- Band D - £1,532.00
- Band E - £1,872.00
- Band F - £2,213.00
- Band G - £2,553.00
- Band H - £3,064.00
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.
The property seller has unfortunately installed unbecoming roof aerials to the property in Shelfield which I think might infringe on local conservation area criteria
Your instructed property lawyer will ascertain if the property is located within a conservation area and whether any alterations have the requisite consents.