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 does the fee for the searches in St Helens be?
With a Homeward Legal solicitor, clients buying a property charged at most £249 for a standard search bundle.
Would you advise making the effort to hold off paying stamp duty on buying a house in St Helens?
We do not advise purchasers undertake any stamp duty scheme. These schemes are highly expensive and HMRC may challenge a scheme up to six years later imposing penalties and investigating all your tax matters.
We are buying in St Helens. How can we verify if the property is in a conservation area?
Conservation areas protect local areas of historical or architectural value. A lawyer will address the impact buying in a conservation area may have for affected areas in St Helens.
What’s the difference between residential and commercial conveyancing?
In essence, there is very little difference between the tasks needed for residential conveyancing against commercial conveyancing. The real difference comes in the type of property and the purpose for which it is intended to be used.
The majority of residential transactions are freehold, whereas commercial transactions are almost exclusively leasehold, and commercial property conveyancing searches will tend to be more expensive because the structure and land will occupy a greater space on average than that for residential property.
What is the optimum stage to we book a removals firm?
The best advice is to put off booking the removals until such time as you have accepted by both parties your moving date that takes place once exchange of contracts. Try Warrington Moving Solutions, 3 Tolver Buildings Tolver St, St. Helens, WA10 1EL Tel: 01925 205739 or St Helens Storage, 3 Tolver St, St. Helens, WA10 1EL Call: 07860 320820.
Do we need a chancel search if we are intending to purchase in the parish of Prescot?
The conveyancer should confirm that a chancel search is ordered, whichever parish where the home being bought is found. Although some church councils have opted to exact chancel repairs on the current owners of lay rectorships, a conveyancing solicitor cannot verify that a parish where chancel repair fees have not been paid previously will continue to be free from liability. Even if liability is unlikely, indemnity insurance is a sensible precaution.