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.
For what reason does the conveyancing work take weeks to complete?
Conveyancing could be subject to numerous interruptions or delays for many reasons. The delays are beyond the solicitors' power. We know how distracting such delays can be and work hard to reduce the effect of these delays whenever we can.
As a consequence of the major flooding last year in the Midlands I am concerned that conveyancing and environmental searches may not be thorough enough?
Your Silverdale conveyancing solicitor will advise you to apply for conveyancing and environmental searches from Landmark if the initial conveyancing searches identifies a Silverdale flooding risk.
You could converse with a neighbour to get added peace of mind.
Platform Home Loans will be our lender - what do we need to know?
In some cases, lenders have opted to reduce the size of their 'solicitor panel', which may result in increased legal costs for home buyers. Homeward Legal, fortunately, will act for all major CML-approved lenders to keep legal costs to a minimum.
What will affect land in Silverdale, and are they thoroughly investigated?
Residential property could be contaminated by several natural causes, like petroleum and fuel sites and proximity to scrap yards. An environmental search will give more detail.
Silverdale property solicitors apply for a number of conveyancing searches if instructed to act for a purchase client but what particular ones?
If getting a mortgage the mortgage lender expects the following Local Authority (personal or official), Drainage and Water Search (CON29DW or personal) and Environment Search, as well as any specific searches e.g. a Contaminated land Search.
Would you recommend taking precautions to get out of paying for stamp duty?
Stamp duty mitigation must be treated with caution by purchasers in Silverdale. These schemes are highly expensive and HMRC may challenge a scheme up to six years later and the total stamp duty, with interest, will be due.