In every case, proof of your identity must be provided to us. You will be required to provide us with a copy of your passport (page containing signature and photograph); or any two of:- Council Tax bill, utility bill, credit card or bank statement.

 If you are selling a property we will send you a Sellers Property Information Form to be completed in full as you have a duty to inform the Buyer of any problems or difficulties you may have experienced with the property (which may include problems with neighbours and/or public authorities). If you are unsure as to how to answer these questions then you should seek further advice as if you fail to inform your Buyer of any problems or make any false or incomplete statements you may then face an action from your Buyer for damages for Breach of Contract. You will need to include any documents you refer to including guarantees, water rates bill, planning permissions etc.

 If you are selling a Leasehold property there is an additional form to complete. The buyer's Conveyancers need to check a number of matters including that all the ground rent and service charge is paid up to date and that there are no extra expenses that have not yet been charged. This is because the buyer would be liable for any outstanding rent and maintenance if not paid by you. You will need to send any receipts together with any documents you have relating to the lease, maintenance and so on. On most occasions the information you can provide will not be sufficient for the Buyer's conveyancer to be able to properly advise the Buyer and the mortgage company (if any) to proceed. If that is the case we normally have to write to the Landlord to request the necessary information, which can include an up to date insurance policy, details of any future expenditure, statements of the rent and maintenance account etc. The Landlord or his Solicitors may charge a fee to provide this information and it is the responsibility of the seller to pay the fee.

 If you are selling, the List of Fixtures and Fittings will form part of the Contract; again it must be fully and truthfully completed. Additionally, if you are buying you must check that the items that you understand are to be included in the purchase are specified on your Seller's Fixtures and Fittings List. If there is any dispute regarding contents, a separate action must be taken by you against the other party and you cannot delay completion because of it. In particular on a sale you are confirming you will make good any damage caused and that you will remove all your possessions including rubbish.

 The Local Authority Search we receive only reveals information relating to your property. If you have any enquiries concerning land or buildings nearby then it is advisable to call at the Planning Department of the Local Authority who will assist. It should be noted that the Local Authority Search does not provide details of drainage, sewerage and flooding. Although we normally request a copy of the Water Bill in order to verify that the property has mains drainage, if you are in any way concerned about these issues we can obtain searches from the Water Service Companies and/or the Environment Agency for which additional fees are payable.

 Additionally, if the property is in an area where there is a risk of contaminated land, flooding or other environmental hazard we recommend an environmental risk report be obtained either through your surveyor or we can arrange this for you at an additional fee. If the land is contaminated, you need to be aware that you will have to meet the cost of the clean-up if the contaminator cannot be traced.

 It is a good idea to have either a house buyers' inspection report or full survey rather than just a valuation report. All survey points should be checked prior to Exchange of Contracts, since you are deemed to have accepted the property as it is on the day of exchange. This also applies to central heating and all other services to the property.

 You need to inform your Solicitor if you have a specific requirement for the use of the property such as alterations or change of use as some title deeds have prohibitions called restrictive covenants in place which may prevent you from fully using the property the way you intend.

 Once Exchange of Contracts has taken place you are committed to proceed with your sale and purchase and failure to do so (or completing late) will result in serious financial penalties and possible court action. If completion is delayed due to your fault, you are liable to pay interest normally calculated at 4% above the Standard Bank Base Rate on the balance of the purchase price from the agreed completion date to the actual date of completion. You could also face a claim for loss resulting from the delay (eg. additional removal costs). If completion never takes place, you would lose the deposit you have paid (the amount you would lose is 10% of the purchase price even if the deposit you actually paid was less than 10%) and face a claim for interest and damages.

 If you are buying the property in more than one name you must decide whether it is as:

 Completion means the date that your sale and/or purchase takes place and the day on which all parties in the chain will move to their respective new houses. If you are selling you need to contact all the utility service providers and advise them of the date you are leaving and take readings of all the meters including gas, electricity and water (if any) on the completion date to forward on to the relevant companies. They will then send you an account calculated to that date. You also need to advise the local Council Tax department of your move.

 Sellers should aim to be out of the property by 1.00pm at the latest and if you have estate agents leave the keys with them. Leave any spare keys and any instructions for items such as central heating and alarm systems in the property. If you have said in the fixtures and fittings list that you will leave certain items make sure they are left and that the property is clear of rubbish and any damage made good.

 Any owner of a property should have a valid up to date Will. access law offer a Will writing service at a reduced cost for conveyancing clients for a period of up to 3 months from the date of completion.

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