Conveyancing In Swanage Q & A's
When in the process is it wise to arrange a conveyancer to act on our sale?
If you choose a firm with 'no move, no fee' protection, the sooner you instruct a firm, the better, as there are several tasks that can be carried out very early in the process. Prompt instruction of a solicitor to act for you on your Swanage transaction can reduce any chance of your sale or purchase aborting.
What amount of time should the legal work to buy a home often need, on average? I need a fast service.
The amount of time needed to buy or sell residential property varies, dependent on a range of aspects such as whether there is a mortgage. With our property specialists, your sale or purchase is undertaken with the utmost care and speed.
Will the property report compiled by the Swanage conveyancing solicitor give information the amount of the council tax for a Band C maisonette prior to exchanging contracts?
The solicitor will liaise with the appropriate Purbeck local council to ascertain the latest council tax charges which should be included in the report on title. Council tax charges for residents of Swanage are set out in detail online at the Purbeck local authority website. On (23 June 2012) the rates are:
- Band A - £1,086.00
- Band B - £1,267.00
- Band C - £1,448.00
- Band D - £1,629.00
- Band E - £1,991.00
- Band F - £2,353.00
- Band G - £2,715.00
- Band H - £3,258.00
Doing ones own conveyancing without the assistance of a lawyer in Swanage looks to be possible as a buyer of a maisonette but would it actually be a good idea ?
There is absolutely no reason why you cannot complete the legal and technical work without the help of a professional property solicitor in Swanage. However, a Swanage property solicitor typically handles a huge number of tasks including chasing any outstanding docs and locating planning docs many of which are better done by someone with adequate training.
Even more importantly amateur lawyers will be working without acceptable indemnity insurance which all lawyers are compelled to take out.
Why is it silly to buy a leasehold with less than 99 years to run?
In large part, if a leasehold drops below 90 years, it’s because mortgage companies will not be willing to lend money to purchase the leasehold. They will almost certainly have a stipulation on the length of the leasehold as part of their criteria for lending.
Most buyers are very aware of this and the trend is for an insistence of the sellers to provide an extension back up to the 99-year or 125-year thresholds before considering its purchase. Otherwise, even if you can finance it, eventually you’ll have to consider the legal cost of extending the lease yourself.
What can be done about trees with TPOs if they are cutting out the light into the house?
Tree Preservation Orders (or TPOs) are legal protections for individual trees, which means you are prohibited from pruning, cutting or removing the plant without the formal consent of the local authority. There are certain caveats such as whether it is causing an immediate danger to life, but the local authority will still need to be informed.
As a homeowner, you have a number of rights, including Right to Light: that is, you should expect natural daylight to enter your property through windows without being blocked (again there may be caveats which will be unearthed in the conveyancing). If a tree with a TPO has grown so much that it is blocking out light, you can apply to the local authority for permission to prune the tree sufficiently to return your Right to Light. It becomes more complex if the tree in question is on a neighbour’s property, and you should discuss any resulting costs with them.
Homeward Legal's solicitors have years of experience in dealing with all sorts of legal issues including TPOs, providing you with practical guidance and help. We are best placed to help you with your move, so call our team on 0800 038 6699 today.
What will the Swanage property solicitor do when the flat we are planning to buy is located in a conservation area and has unsympathetic dormer windows fitted?
A solicitor is required to verify if the property is affected by a conservation area, and if so, whether any alterations have required permission from the local council.