We are buying on a ex-industrial use land. Is the soil likely to be contaminated by waste minerals like manganese?
Most soils in Swansea have some degree of contamination, from industrial or agricultural. Land may also be contaminated by other sources, including groundwater contamination and acidic compounds.
The current owner looks to have fitted unsightly removal of chimney stacks to the maisonette in Swansea which may violate local conservation area criteria
A property lawyer will carry out searches verify whether the property is located within a designated conservation area, and if so whether any alterations have the essential permissions from the Swansea planning authority.Should no appropriate permissions be in evidence your solicitor will advise you of the alternatives such as getting covered by an indemnity insurance policy or requesting retrospective permission from the planning authority.
Should I change the locks after I move in?
It would be a wise move to replace the locks upon moving into your new home, for peace of mind if nothing else. Although you may have received a number of copies of the keys, you may not know accurately whether that bunch constitutes every copy.
Although changing the locks will be an extra cost, you may find that buildings insurance may look on the move favourably, too.
Need guidance on what to expect from the conveyancing and legal work associated with your planned move? Call our team at Homeward Legal on 0800 038 6699 and they'll get you set up today.
In a few months we are shortly going to be finally moving from our period residence in Swansea into a dwelling in Rhondda Cynon Taff , what is the optimum stage to select a removals firm?
Most property lawyers tend to recommend that home buyers and sellers hold off until the contracts have exchanged as beforehand a final home moving date will not have been contractually agreed. For a local Wales firm A & B Removals, St. Helens Rd, Swansea, SA1 4BD Call: 07860 934418 or SA1 Removals, 74 Bryn Y Mor Cr, Swansea, SA1 4QH Telephone: 07775 428822.
Is homewardlegal.co.uk geared up for move quickly on the legal conveyancing of residential property auction properties in Swansea?
Indeed we work with auctioneers throughout Wales and frequently do the legal work for bidders at auction. Our auction team property solicitors have been instructed by many buyers at local Swansea property auctions including Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.
Sensible purchasers always appoint a SRA regulated lawyer as quickly as possible to give enough time for an investigation of the legal papers for the lot in advance of the actual auction. After the property auction, a property conveyancing lawyer needs to be able to concentrate on complete the conveyancing process inside 28 days, a normal requirement of conditions of sale.
Property environmental searches are standard procedure but in light of recent weather changes such as the extensive river flooding in Wales are they the best way to ascertain sufficient information about the ever changing Swansea flood risk?
Flood searches conducted by a conveyancing solicitor in Swansea will also include the far more detailed search (Landmark) if it is felt necessary.
If you remain concerned you could try to contact a neighbour or local resident or local Wales flood damage builder, for example: Marv's Painting Services, 86 Phoebe Rd, Pentrechwyth, Swansea, SA1 7FF Tel: 07500 848257.
When you are buying in Swansea near land owned by the church, would you recommend that I get a chancel search?
There are fifteen thousand ecclesiastical parishes throughout the UK. Property owners within some of these may be required to subsidise the repair of a local church. After the passing of an Act in 2002, interest over any affected land must be registered by October 2013. Your solicitor will suggest an appropriate indemnity policy to address chancel liability.
What do I provide to the solicitor on my house sale?
The list of documents required is quite simple, but will be required at different stages of the process (but ideally any forms should be completed and returned on the day of receipt and preferably delivered by hand or email).
- Proof of id
- Title deeds (if you have them; they might be lodged with the solicitor who handled the purchase of the property you are selling, or the mortgage company)
- Fixtures and Fittings Form (TA10)
- Property Information Form (TA6) – information on boundaries, disputes and complaints with neighbours, notices and proposals, alterations and planning consents, building regulations, electricity and gas certificates, guarantees and warranties, insurance, environmental matters affecting the property, rights and informal arrangements, parking, other charges, services, connection to utilities and services, and transaction information
- Copies of documents referenced in the PIF
- Leasehold or shared freehold documents
- Management Information Pack
- Energy Performance Certificate
Providing all this documentation as quickly as possible, as well as responding to arising questions throughout the conveyancing within a couple of hours will help to speed the conclusion of your transaction up considerably.