What specific things do I need to look out for if I’m buying a house on the coast?
With worsening weather and floods now becoming increasingly commonplace, with the media remarking on it in depth, buying a property that has a likelihood of flooding is a difficult decision to make. Not only is there the issue of cleaning up if it does flood, but insurance premiums will be much higher (and perhaps even prohibitive).
For homes in coastal areas, there is also the problem of coastal erosion, where some properties have been seen to literally fall into the sea.
However, the good news is that picking a home in a coastal region doesn’t automatically mean that it’s going to be subject to flooding or that it’s eventually going to slip into the sea. The searches ordered by your conveyancing solicitor will identify the level of risk associated with the property and, based on this, your solicitor may recommend that you take out specialist reports (e.g. from Landmark or other organisations) to get a more in-depth description of the risks and options. These are in addition to the standard set and will be charged to you as a disbursement at cost.
Your surveyor will also be able to identify evidence of previous floods and other problems during their inspection and provide advice in their report. If the problems are considered sufficiently severe, the surveyor may also note the specifics for further investigation by your conveyancing solicitor.
Flood searches are standard procedure but considering recent events e g the fact that 4 of the top 5 wettest years recorded were in last 10-12 years are they still appropriate to advise me sufficient information about the ever changing Wymondham flood risk area?
A good Wymondham solicitor will advise you to get environmental searches (Landmark database search) if the standard search spots a significant risk Wymondham flooding risk.
Sometimes home buyers to also get in touch with a neighbour of the property to get added information or regional Norfolk flooding repair expert - try: Howard S W & R, Four Seasons/Half Field La, Deopham, Wymondham, NR18 9DJ Tel: 01953 850791.
Will our Wymondham conveyancer report back to me about the cost of the council tax on a Band E house before exchange?
The property solicitor will speak to the council to ascertain the relevant council tax band and rates, which will be set out in the conveyancer's title report. The latest council tax charges for properties in Wymondham are published online at the South Norfolk council site. Currently on 04 September 2012 rates for all bands are:
- Band A - £1,023.00
- Band B - £1,194.00
- Band C - £1,364.00
- Band D - £1,535.00
- Band E - £1,876.00
- Band F - £2,217.00
- Band G - £2,558.00
- Band H - £3,070.00
We are buying in Wymondham on a recently-developed brownfield land. Could the soil be contaminated by industrial waste?
There are extensive regulations imposed in order to manage topsoil contamination. Various bodies hold data on land contaminants affecting Wymondham, including local authorities.
Would you recommend looking into how to defer paying stamp duty on the home?
Stamp Duty Land Tax (SDLT) is generally due on property valued at over one hundred and twenty-five thousand pounds. We firmly advise against any form of stamp duty mitigation scheme. These schemes are expensive and very risky.
Where can I go about ascertain whether the conservation area we are buying in is being neglected?
Conservation areas are nominated by South Norfolk who administer everything from including things like neglected buildings, addition of PVC windows and paths and footpaths. English Heritage, a government body, have assembled information of the condition of conservation areas along with the vulnerability to deterioration.
How long does it take to move house?
Those new to buying property are often surprised by how long the process can take from start to finish. There are several factors that come into play when determining how long your transaction will take from having your offer accepted to moving into your new home: The number of people involved in the chain (the shorter it is, the easier to manage and therefore shorter in duration potentially), problems with one or more buyers in the chain getting a mortgage offer, communication, management and many others.
The greatest time that needs to be set aside is for the conveyancing, which is the complex legal process of transferring ownership of the property from seller to buyer, replicated along the entire chain. Typically, the conveyancing can take an average of between eight and twelve weeks to complete, so, in reality, you should be thinking in terms of months.
However, if you appoint a results-focused and proactive solicitor, who will do everything possible to reduce the length of time, including talking to everyone involved in the chain, pushing for swift return of forms and documentation, and using modern technology to drive the process forward, you will stand a better chance of the conveyancing being a lot shorter. And the earlier you appoint them, the quicker they can get started on your transaction.
Looking for great conveyancing where our solicitors work hard to deliver your completion as early as possible? Call Homeward Legal on 0800 038 6699 to find out how low our fees are.