How does a St Asaph property lawyer advise me on the risk of possible flooding in the St Asaph area?
A vital part of the conveyancing process carried out when buying a property involves your lawyer making an application for environmental searches that offer you detail about the St Asaph area flood risk. In addition the St Asaph conveyancer might possibly recommend an inexpensive (around twenty pounds) and more in-depth flood risk search.
To complete on our property purchase ASAP, how do we arrange a fast conveyancing process in St Asaph?
As is widely reported, fast conveyancing is crucial to instruct a proactive solicitor. When choosing a solicitor, consider these points: Was there a delay delivering a quote? Do they use email? Will they order searches immediately?
Do Homeward Legal have experience with the conveyancing of property auction properties in St Asaph?
Homeward Legal is familiar with auction buyers and sellers. Homeward Legal often suggest buyers at auction to appoint the lawyer well in advance of the actual auction to allow time for a detailed report of the sellers documents.
After the auction day itself, the lawyer will be ready for get through the purchase within 28 days as usually required by the standard auction conditions.
It seems that lead (Pb) soil contamination may be an issue in St Asaph. Please advise.
Though the dangers are usually minor, an plot will be marked as 'contaminated land' if the risk to human life is unacceptable. Metal contamination of soil in St Asaph is more likely to occur near ex-industrial or waste handling sites. Data on other contaminants, like radioactive waste and groundwater contaminants like solvents, will also be included in an environmental search.
Can I change the purpose of use for a purchase as part of the conveyancing procedure?
Putting in a planning request to change the use of part or all of a property is a straightforward process and you can deal directly with the local authority, which authorises plans and requests. However, tying it in with a planned purchase of a property has its own problems, since you don’t yet formally own the property, and the length of time to get through the planning process (with no guarantee of success) will need to be factored into the purchase duration, which the seller may not agree to.
We would advise you to either buy the property and then put in the planning request after completion (or exchange at the very earliest), or buy a property that’s already fit for your purposes. Or you might be lucky to find a property that already has the relevant planning consents in place.
How much is the council tax on a Forties terraced home in St Asaph?
In most cases a conveyancing report on title will give detail the appropriate Denbighshire council tax band.
Correct rates for St Asaph are listed on the Denbighshire local authority website. On, 17/06/2012, rates are:
- Band A - £870.54
- Band B - £1,015.63
- Band C - £1,160.72
- Band D - £1,305.81
- Band E - £1,595.99
- Band F - £1,886.17
- Band G - £2,176.35
- Band H - £2,611.62
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.
How much time should we budget for the conveyancing process generally need, on average?
The number of weeks taken to transfer a residence is not wholly predictable. This is affected by many concerns including when 3rd parties fail to promptly answer queries. The national average is 8 to 12 weeks, we however aim for faster conveyancing, driving the transaction to complete within 6 to 8 weeks.