Will our Swanland lawyer report back to me about the cost of the council tax for a Band D house before exchanging contracts?
The property's respective band will usually be reported as part of the conveyancing report on title along with the local authority. Up-to-date charges for residents of Swanland are set out in detail online at the East Riding of Yorkshire council site. At the time of authoring (27 December 2012) the different rates are:
- Band A - £1,005.00
- Band B - £1,173.00
- Band C - £1,341.00
- Band D - £1,508.00
- Band E - £1,843.00
- Band F - £2,178.00
- Band G - £2,514.00
- Band H - £3,016.00
In what ways does a Swanland conveyancing solicitor advise on the risk of local flooding to properties in Swanland?
An experienced conveyancer applies for official environmental searches that will include Swanland area flood risk data. An inexpensive involved set of searches, for instance the Landmark search, will often be recommended by a property solicitor in Swanland if the results of the initial searches identify a risk of flooding.
For the purchase, my mortgage lender, we have chosen Irish Permanent - what do we need to be aware of?
In some cases, lenders have limited the number of solicitors who can act for them. Homeward Legal, however, are able to act for the majority of mortgage lenders.
Which actual property conveyancing searches should a property lawyer in Swanland apply for on a Swanland home?
The standard procedure is to obtain the following Local Authority Search, Drainage and Water Search and Environment Search and perhaps area-specific searches, which may include a Contaminated land Search.
Is it necessary that I get a chancel liability search if I am purchasing a Swanland home on the same street as a 1300s 'parson's close'?
Chancel repair can require owners in Swanland to fund maintenance of nearby church property. Liability has the potential to impact the value of a Swanland property, but an indemnity policy may be available to protect the new owners. Your conveyancing solicitor can provide more details. Swanland ecclesiastical properties which may give rise to chancel liability include St Barnabas.
Will the residential property's fixtures and fittings list items like a dishwasher?
House purchasers are regularly frustrated by a lack of clarity around fixtures and fittings. Completion or agreement of a fixtures and fittings form is unfortunately often left to the last minute, when a dispute may jeopordise the transaction, and which can make the clarification of any difference of opinion so important.
What do I do if new and severe damage is found after moving in?
You should reasonably expect the home into which you’re moving to be cleared, clean and without additional damage. Of course, things can happen as removals can chip plaster, scratch or tear wallpaper, etc., but if there is significant damage that was not present before, it would be advisable to talk to your solicitor to see if there is any recourse for you on your seller.
You may also like to think about writing a clause into the contract that money will only be released after a cursory inspection of the premises to confirm that you are happy. This needs to be agreed with the seller’s solicitor, but the expectation is already raised. Beware that, in the chaos of the moving day, you can’t afford to delay things too much, so it’s a fine balance.