#building contract solicitor

[propertylawau]

Embark on Perth property journey with expert guidance from top lawyers. Explore building contract intricacies, strategies for resolution, and legal tools used by WA property experts. Meet Perth's best property contract lawyers mapping routes for successful agreements and dispute resolutions in the city's dynamic real estate landscape.

[chesacakeripper]

Finally have actually exchanged contracts, so are officially and legally buying a house! Completion date next month is now legally binding!! We're legally responsible for the building and have had to take out buildings insurance from today! I've moved the rest of the deposit to the solicitors so my bank account is looking much slimmer!!!!

[thebibutterflyao3]

"Stream"

@pandalilymicrofics - 1220 words

Series Beginning

part twenty-one - part twenty-two - part twenty-three

Lily purposefully walked out of her office with a portfolio in hand. She was determined to give Rosier a proper introduction to the business and this internship her best effort, despite Barty's interference. “Rosier? Are you ready to start?”

“Yes, of course.” He glanced up from the laptop she’d given him to set up. It was simply easier to have him adjust it to his liking than for either her or Remus to guess what he’d need and sort the thing out.

“Good. Here’s a project that’s nearly done. It’s an Industrial style conference room for an Engineering Firm. I want you to look it over and familiarise yourself with my process, every step is outlined here. If you have any suggestions or see areas that could be changed for functionality reasons, mark your comments here,” she said, tapping on the appropriate empty rectangle. “I want your contributions documented, so that you can begin building a design portfolio.”

“I will definitely have suggestions,” he replied.

Rosier bit down on his bottom lip as if he were holding back a smile. She’d seen the same look on Remus’s face when he was having a go at her, but to her surprise, Rosier sifted through the file with an eagerness she hadn’t expected.

“Alice from Fortescue & Finch is on the phone,” Remus said, gesturing at the black headset he’d just pulled off. “Do you have a mo’ for her?”

Lily nodded and briskly walked back into her office. “Send it through.”

When her phone rang, she answered with her customer service voice automatically. After three years in a call center during uni, it was second nature to smile and adopt an overly friendly tone the moment she had a client on the line. “Evans Interiors, this is Lily Evans, how can I help you?”

“Hello, Lily,” a warm, genuine voice answered. 

“Alice! Thank you for returning my call. Have we a decision on the chairs for your father’s office?”

The heavy sigh that came through the line caught Lily off-guard. Alice was the daughter of the CEO, Florean Fortescue, and managed their corporate contracts. She’d also been the only person who answered the phone when Remus started calling the numbers on file from their initial consultation. 

“You haven’t heard,” Alice said. “Father passed last week.”

Lily gasped, “Oh, I–I’m so sorry, Alice! I had no idea.”

Mr. Fortescue was a kind, compassionate man. A rarity for CEOs and solicitors, in her experience. It was truly a shock to hear that he’d passed away, despite his age. She hadn’t heard anything about him being ill or failing.

Alice sighed heavily, and Lily visualized the woman rubbing her temples. It was a common gesture while they were discussing the budget for this project. Her father was quite frugal and insisted on keeping it as low cost as possible, but Alice had pushed him to be a tad more flexible for quality furniture. It was not an easy negotiation.

“Thank you,” Alice said, swallowing hard. There was a long pause before she carried on. “So, we won’t need to worry about picking out chairs. In fact, I’ll have to rework this entire project. I’m so glad we haven't started the install yet.”

Now was not the time to mention that Lily had already placed several orders that would need to be cancelled as soon as possible. As she made the appropriate sympathetic hums and apology for her loss, she quickly whipped out her mobile and tapped out a text to Remus so that he could start on that now. At least she isn’t cancelling it outright. “Rework” probably means his replacement wants a different look. I can do that.

“Was there anything from the original design that you’d like to keep?” she checked, thumb hovering over the screen. 

“No, no. Our styles are polar opposites. I prefer rich colours to solid neutrals,” Alice said.

Lily’s heart leapt into her throat, her pulse thrumming with excitement. She swallowed it down, trying not to expose her eagerness while discussing this woman’s loss. Relax, Lily. Her father just died, you twit. 

“Are you stepping in as CEO then?” Lily asked.

“Well, yes. My father’s share of the business is now mine, but his business partner is in a tiff about having a ‘female’ as his equal. Old guard misogynist nonsense,” Alice grumbled.

Lily scoffed, “Such tosh! You were up for partner soon anyway, weren’t you?”

“Of course I was, and my father was thrilled about it! I didn’t realise Finch opposed it until after father passed.”

“Well, I think you will be a fantastic CEO, Alice. You have my condolences. Do let me know if you need anything, even if it’s someone to commiserate with, and I’ll be happy to pop by. There’s no time limit on this project either, so until you’re ready, I’ll put a pin in it,” Lily assured her. 

From the very first meeting with Alice, she’d wanted to befriend her. Alice was impressive, and a little intimidating at first. Simply because of just how accomplished she was! She was trilingual, thanks to a French father and Hispanic mother, as well as strong-willed and clever. Lily liked her immediately. As her client, any sort of personal relationship was unprofessional to pursue, but she refused to put the same caveat on friendship. 

Making friends as an adult is hard enough, thank you very much!

There was a smile in Alice’s voice now, “Thank you, Lily. That means more than you know, especially from a business owner such as yourself.”

“When things are settled, we should meet for lunch. I would be happy to share the joys and miseries of business ownership with you,” Lily suggested.

“Oh, that sounds lovely! Yes, let’s do. Friday work for you? Around eleven o’clock?” Alice asked, a keyboard tapping in the background.

“Perfect! See you then,” Lily agreed readily, “and I truly mean it, Alice. Call me anytime. You have my mobile number, yes?”

“I do. Thanks again, Lily. Goodbye.”

As she ended the call, a giddy stream of joy surged through Lily’s chest. A feeling she hadn’t experienced since hitting it off with Mary and Marlene in uni. It was as though a siren shrieked friendship potential in her mind, but instead of hitting the panic button, she shimmied with delight.

“Eleven on Friday?” Remus asked, peering in her office. He smirked at her mini-celebration. “Did you really just land a date with a client while giving condolences? I don’t even know where to start.”

“It’s not a date! It’s lunch with a potential client, since her project is on hold,” Lily corrected, attempting to reassert her professional demeanor. At his amused expression, she gave in to a grin and whispered, “I think I made a friend, Remus.”

He pointed at her faux-sternly, unable to wipe his own grin away completely. “Friends are fine. No sleeping with clients, that’s your rule, I’m just reminding you of it.”

“Yes, yes. I know,” she insisted with a dismissive wave. “Alice has a boyfriend or a fiance, something along that line. No worries there.”

“Then, by all means, continue shimmying,” he teased, pushing away from the door frame and spinning wildly in his chair. “A win is a win!”

Rosier snorted a laugh, then winked at her over his laptop. “Salut, salut!”

[mariacallous]

From their first day of law school, lawyers are trained to anticipate problems and prepare in advance. For the Washington law firm WilmerHale, the problem before it was not hard to spot. President Donald Trump had pursued one venerable D.C. firm, Covington & Burling, with an executive order that revoked security clearances for lawyers representing the former special counsel Jack Smith. A second executive order, against Perkins Coie, went even further, restricting the firm’s lawyers from entering government buildings and threatening the government contracts of its clients. The dual goal of these orders was clear: to punish law firms that had dared to cross Trump and to intimidate others that might stand up to him. WilmerHale was an obvious next target. It had strong ties to the Democratic Party (it represented the Kamala Harris campaign and the Democratic National Committee during the 2024 election); did extensive pro-bono work, much on behalf of liberal causes; and, perhaps of most intense interest to the President, has harbored attorneys whom Trump perceives as enemies, including the former special counsel (and lifelong Republican) Robert Mueller.

The firm’s next move was equally obvious: hire Paul Clement, the leading conservative advocate before the Supreme Court, to represent it. Seth Waxman, a WilmerHale partner who served as Solicitor General under Bill Clinton, called Clement, who was Solicitor General under George W. Bush, to see if he would take the case. Clement, who runs a firm of just fifteen lawyers, could have demurred. Instead, he plunged in. The representation became public on March 28th, the day after Trump issued an executive order targeting WilmerHale, when Clement and his colleagues filed suit on the firm’s behalf. Within hours, U.S. District Judge Richard Leon, nominated to the bench by George W. Bush, blocked most of the order from taking effect, saying that the firm’s “very survival is at stake.” On Wednesday, Leon heard oral arguments on WilmerHale’s request to enjoin the order permanently. “The signal this sends to the whole bar is, ‘Watch out. We’re watching. If you’re litigating against the government . . . your behavior can be punished,’ ” Clement told Leon, in a courtroom jammed with spectators. “And there’s just no way to practice law under those circumstances.” Leon appeared inclined to agree, as did his colleague, Judge Beryl Howell, who earlier in the day had heard a parallel challenge brought by Perkins Coie.

In going up against Trump, Clement’s conservative bona fides are unsurpassed: he appeared on Trump’s own official shortlist for a Supreme Court vacancy during the President’s first term. After graduating from Harvard Law School, Clement clerked for the federal appeals-court judge Laurence Silberman, the intellectual godfather to generations of conservative lawyers, and then for Justice Antonin Scalia. After a stint in private practice, Clement took a somewhat unusual career detour, becoming chief counsel to the Missouri Republican senator John Ashcroft on the Senate Judiciary Committee. That turned out to be felicitous: when Ashcroft became the U.S. Attorney General, in 2001, he brought Clement along. Four years later, Ashcroft tapped him to become Solicitor General; Clement, then thirty-eight, was the youngest person to hold that position in more than fifty years. Since then, Clement has become, as New York magazine put it in 2012, “the go-to lawyer for some of the Republican Party’s most significant, and polarizing, legal causes.” The causes that Clement has embraced are so polarizing, in fact, that he had to leave partnerships at two major law firms—positions in which he earned millions of dollars annually—when they said he was no longer permitted to represent his controversial clients.

If there has been a conservative legal battle over the last two decades, Clement has been on its front lines. When the Obama Administration declined, in 2011, to defend the constitutionality of the Defense of Marriage Act, Clement took up the case for the House of Representatives. (His side famously lost.) When the fate of the Affordable Care Act, President Obama’s landmark health-care law, was before the Supreme Court, in 2012, Clement argued on behalf of twenty-six states that the statute was unconstitutional. (Clement’s involvement “assures the Supreme Court that our arguments will be presented as professionally, intelligently and effectively as possible,” Pam Bondi, then the attorney general of Florida and now the U.S. Attorney General, said at the time. Clement’s side mostly lost.) When gun-rights advocates wanted to expand the reach of the Second Amendment right to bear arms, in 2010 and, again, in 2022, Clement brought their cases to the Supreme Court, securing victories for them. When the owners of Hobby Lobby, the crafts-store chain, claimed that their religious rights were infringed upon by the A.C.A. requirement that they provide certain types of contraceptive coverage to employees, Clement took up their case. He won that, in 2014. He also won a case, in 2022, on behalf of a high-school football coach who claimed that he lost his job for praying after games. Last year, Clement helped realize a long-standing goal of the conservative legal movement: he persuaded the Court to jettison the Chevron doctrine, the forty-year-old rule that judges should generally defer to government agencies’ interpretations of the laws they administer.

Securing Clement on the side of WilmerHale sent a powerful signal to judges—including the Justices of the Supreme Court, which seems all but certain to eventually consider the case—that the battle over the executive order is not a fight of left versus right, of Democrat versus Republican. Waxman told me, “Paul’s undertaking this representation reflects in the clearest way possible that there is really no daylight across the ideological spectrum about how utterly unconstitutional and inappropriate and damaging these executive orders are to the rule of law and to the adversary system of justice that is central to American democracy.” Clement declined to be interviewed. (Washington being a small town, he and my husband are working together on a separate legal issue.)

Clement’s lawsuit against the executive order isn’t his only tangle with the second Trump Administration. When the Department of Justice moved to drop the corruption case against New York City Mayor Eric Adams, the chambers of the U.S. District Judge Dale Ho turned to a lawyer at a large firm for an independent assessment, according to a source familiar with the episode. The firm declined the assignment—a sign, even before the executive order against Covington & Burling was issued, of the profession’s skittishness about taking on the new Administration. Clement accepted the job. Disagreeing with the D.O.J., he said that the case should be dismissed “with prejudice,” or permanently—a move that “eliminates any appearance that the executive is asserting undue influence over a public official.”

Clement’s willingness to take on the Administration is not economically foolhardy; the business model of his boutique practice, with its focus on appellate advocacy, does not expose it to the same risks encountered by larger firms that have much more business before the federal government. But Clement’s decision-making does underscore his stubborn adherence to conservative principles over political loyalties—not a comfortable position in the Trump era. “He can get pretty far out there with his conservative views sometimes, but I think he is a genuinely principled person,” Donald Verrilli, who served as Solicitor General during the Obama Administration, and memorably went up against Clement over the A.C.A., told me. “He’s willing to take risks professionally because of what he believes.”

With his exaggeratedly small glasses and receding, light-brown hair, Clement, who is fifty-eight, has the mild, unpretentious air of your favorite high-school English teacher. (He once said that he might have majored in English had his father, an accountant and a chief financial officer for a midsize company, not pressed for a more practical field.) He grew up the youngest of four children in a Catholic family in Cedarburg, Wisconsin, a small suburb of Milwaukee; he remains both a fervent Green Bay Packers fan and a devout member of the Church. In a 2023 speech to the Catholic Information Center which provided an unusual glimpse into Clement’s private views—he often tries to distinguish between the positions he advocates for on clients’ behalf and what he might personally believe—Clement lamented societal forces that “silence us when it comes to protecting life or defining marriage.”

Outside the courtroom, Clement is affable and unassuming; inside, his style with the Justices is conversational, almost relaxed. “He can talk on the Justices’ level in a way I’ve never seen any other advocate do,” Lisa Blatt, a partner at the litigation firm Williams & Connolly, told me. (Blatt worked under Clement in the Solicitor General’s office and teaches a class with him at Georgetown.) At a celebration of Clement’s fiftieth oral argument before the Justices, in 2009—Clement has now argued a hundred and nineteen Supreme Court cases—the longtime Deputy Solicitor General, Edwin Kneedler, described Clement’s style as “assurance without cockiness.” One sign of that assurance is that, almost unheard of among Supreme Court advocates, he brings no notes with him to the lectern.

But perhaps an even more telling illustration of Clement’s confidence came during his time as Solicitor General, when he went up against Vice-President Dick Cheney. The Supreme Court had agreed to decide the scope of the Second Amendment, in a case involving the District of Columbia’s ban on private ownership of handguns. Ashcroft had announced the Bush Administration’s position: that the Constitution protects an individual’s right to bear arms. But the Solicitor General has a responsibility to represent the interests of various components of the federal government, and Clement had to take into account concerns that a broad interpretation of that right could jeopardize the constitutionality of federal laws, such as the restrictions on owning machine guns. So the Solicitor General’s brief stopped short of declaring that the D.C. law was flatly unconstitutional, as the appeals court had said, in a ruling by Silberman, the judge for whom Clement had clerked years before. Instead, the brief urged the Justices to declare the existence of the broad constitutional right, but then send the case to the lower court for further review. Gun-rights advocates were furious, and Cheney took the unusual step of signing a competing friend-of-the-court brief advocating that the D.C. law be declared “unconstitutional per se.” On the eve of oral arguments, the syndicated columnist Robert Novak bemoaned “bizarre behavior by the Justice Department” and predicted that Clement, appearing in person before the Justices, would backtrack. He didn’t, and though the Court, dividing 5–4, declared the handgun ban unconstitutional, it followed Clement’s advice by not subjecting gun regulations to “strict scrutiny,” the toughest standard of review.

This episode was classic Clement. He tends to advocate positions that are conservative without being unduly—and counterproductively—maximalist. “He was always a complete mensch,” Roberta Kaplan, who argued against Clement in the Defense of Marriage Act case, told me. “There were a billion arguments people in defense of DOMA had been saying—gay people are bad parents, they’ll depress the birth rate, crazy arguments that straight people will get married less,” she said. “The only argument he would make was that DOMA satisfied the rational-basis test because it was better for the federal government to have one uniform standard of marriage laws. It didn’t work, but it was the only argument that didn’t denigrate gay people.”

Clement’s role in the DOMA case introduces another wrinkle into his involvement in the litigation over Trump’s targeting of law firms. Clement resigned lucrative partnerships, first at King & Spalding, and then at Kirkland & Ellis, when the firms decided to drop controversial clients that Clement was representing. The irony is unavoidable: the lawyer brought in to help save Big Law from Trump’s accusations that it is excessively woke has himself been a victim of that tendency. As the Harvard Law School professor Jack Goldsmith, a colleague of Clement’s in the George W. Bush Justice Department, put it, “Basically, Clement is defending the prerogative of Big Law to do what they did to him.” Mike Davis, the conservative lawyer and Trump adviser who heads the Article III Project, which advocated for Trump’s judges during his first term and now supports the President’s assault on supposed “lawfare,” described the development more colorfully. “It’s amazing that the same law firms that chased Paul Clement out of town four years ago are now begging for him to rescue them,” Davis told me.

This is not to suggest that Clement’s actions are contradictory—quite the opposite. The through line in Clement’s position has been that lawyers and law firms must not shy away from taking on unpopular or difficult causes, no matter what that costs them. At the same time, Clement’s own experiences are undeniable evidence that there is a certain ideological rigidity to the positions taken by major firms, a conformity reinforced by their corporate clients. In this environment, conservative views represent a distinct and sometimes disfavored minority.

Clement encountered this phenomenon in 2011, when, as a partner at King & Spalding, he was hired to defend DOMA. The Human Rights Campaign, a leading L.G.B.T.Q. civil-rights group, launched an immediate attack, calling King & Spalding’s decision “a shameful stain on the firm’s reputation” and mounting a pressure campaign involving firm clients and potential recruits. Brian Beutler, then of the news site Talking Points Memo, reported that Coca-Cola, one of King & Spalding’s top clients, lobbied the firm to reverse course. It did, and Clement quit.

“To be clear, I take this step not because of strongly held views about this statute,” Clement wrote in his letter of resignation. “Instead, I resign out of the firmly held belief that a representation should not be abandoned because the client’s legal position is extremely unpopular in certain quarters. Defending unpopular positions is what lawyers do.”

Among those who came to Clement’s defense was Justice Elena Kagan. At a Georgetown University reception for the Supreme Court bar, Kagan praised Clement for his “integrity, professionalism, and honor,” and said that those who criticize him “misunderstand the traditions and ethics of the legal profession.” The event was closed to the press, but Kagan went out of her way, through a Court spokeswoman, to confirm her remarks and agree they could be used in a Washington Post story.

Clement eventually found himself back in Big Law, this time at the behemoth Kirkland & Ellis, the highest-grossing law firm in the world. On the morning of June 23, 2022, the Supreme Court handed Clement a victory in New York State Rifle & Pistol Association v. Bruen, ruling 6–3 that a New York law restricting the right to carry a handgun in public violated the Second Amendment. Later that day, Kirkland & Ellis gave Clement a by now familiar ultimatum: give up his gun clients or leave the firm. “There was only one choice: We couldn’t abandon our clients simply because their positions are unpopular in some circles,” Clement, joined by his colleague Erin Murphy, wrote in an op-ed for the Wall Street Journal. Clement and Murphy acknowledged the fierce national debate over the “scope of the Second Amendment and the plague of gun violence.” But, they argued, “that makes resisting the pressure to drop an unpopular client all the more crucial.”

Clement later expanded on this critique, emphasizing the risk in an adversarial system of having major law firms refuse to represent certain clients. “It’s getting to be more and more the case that big law firms are only willing to tackle a subset of the controversial issues, or on more and more issues are only willing to weigh in on one side of the ‘v,’ ” he told the legal writer David Lat, in October, 2022. “The whole system and the courts, frankly, are going to ultimately suffer as a result.” At a Federalist Society panel, Clement was more pointed about why this had happened. “Big law firms are becoming increasingly woke, because their clients are becoming increasingly woke,” he said.

John Adams inevitably turns up in any discussion of lawyers’ responsibility to help unpopular clients, and so he did in Clement’s lawsuit on behalf of WilmerHale. Adams, as Clement noted in the opening paragraph of the complaint, “embodied these principles by defending eight British soldiers in the ‘Boston Massacre’ trial, an effort he described as ‘one of the best pieces of service I ever rendered my country.’ ” Still, lawyers’ duty to unpopular causes is more layered than the Adams example—and Clement’s own statements—suggest. Attorneys can reasonably decide that, though everyone deserves a lawyer, not everyone deserves them as a lawyer. It does not violate ethical rules for a lawyer—or a law firm, for that matter—to decline to represent a particular client or cause. WilmerHale, for example, explains in its court papers in the executive-order case that it has chosen not to represent tobacco-industry clients in matters that involve the health effects of tobacco. Similarly, Clement’s stable of conservative clients and causes is no accident: they reflect his priorities and beliefs. Deciding to take them on is his right under the rules of legal ethics and the protections afforded by the Constitution.

And that is the point at issue with the executive orders: the cases and clients that law firms and lawyers choose are no business of Donald Trump, nor of anyone in a position of public authority. Trump’s effort to intimidate major law firms—to leave them too cowed to represent controversial clients, hire disfavored lawyers, or challenge Administration actions—is dangerous for the very reasons that Clement identified when he left big-firm partnerships rather than jettison clients. In the United States, the rule of law envisions an adversary system, and that requires lawyers willing to zealously represent unpopular individuals and causes.

Trump, through his onslaught of executive orders, wants to see the adversaries silenced. He may get his way. So far, nine major firms have acceded to his campaign of extortion, which has yielded close to a billion dollars in promised free legal services for Trump-approved causes. The firms may comfort themselves, as the Milbank chair Scott Edelman did, by explaining that “an agreement would not entail any significant changes to our current practices.” But appeasing Trump never works. It only increases his desire to prove his dominance. “Have you noticed that lots of law firms have been signing up with Trump? A hundred million dollars, another hundred million dollars, for damages that they’ve done,” Trump said this month, at an event to promote the coal industry. “We’re gonna use some of those firms to work with you on your leasing and your other things, and they’ll do a great job.” A day later, he said that the Administration would “spend some of the money we’re getting from the law firms in terms of their legal time” to help implement tariffs. If lawyers become tools for Trump to deploy for favored clients, they will cede the independence of judgment that is the essence of their professional identity. Worse, they will capitulate to an unconstitutional vision in which the government is empowered to police the expression of political views and to punish the activities and associations of private entities with which it disagrees.

“Whatever short-term advantage an administration may gain from exercising power in this way, the rule of law cannot long endure in the climate of fear that such actions create,” Verrilli, the former Obama Solicitor General, wrote, in a friend-of-the-court brief filed on behalf of more than five hundred law firms, in a lawsuit brought by Perkins Coie. The news of the brief, however, wasn’t that seemingly impressive number—it was the paucity of major firms willing to sign, despite an intensive, weeks-long effort to coax their participation. In the end, the only major firms that agreed to have their names on the document were the other three that have been targeted by Trump and not reached settlements—WilmerHale, Covington & Burling, and Jenner & Block—and two others, Arnold & Porter and Freshfields U.S.

Clement’s departures from his law-firm partnerships over DOMA and gun rights were moments in which the firms allowed short-term financial considerations to outweigh their professional responsibilities. Here we go again—except, this time, the capitulation is far more destructive, not just to the firms but to the legal system itself. “Big Law continues to bend the knee to President Trump because they know they were wrong, and he looks forward to putting their pro bono legal concessions toward implementing his America First agenda,” the White House press secretary, Karoline Leavitt, said, earlier this month. How can any lawyer at one of the firms that have inked deals with Trump not gag at this depiction? This is the firms’ unwanted moment in the national spotlight, and, with the exception of the few that have opted to stand up to Trump, they are failing spectacularly. Clement understands as well as anyone the shortcomings of Big Law—and the imperative of defending it.

[farfromstrange]

Chaos Theory | Michael Kinsella x Reader

Chapter Twelve: Just Let Me Adore You

Masterlist ° Chapter List

Pairing: Michael Kinsella x Reader (she/her)

Summary: Michael takes you someplace special for your first date, and you have the best night of your life.

Warnings: Fluff. Like seriously, this is fluffy as fuck. 9k words of pure fluff.

Word Count: 9.1k (I am so sorry this got a bit out of hand)

A/n: You have a bit of suggestive language in here, but nothing explicit. That’s reserved for the next chapter, which will be a pure Smut update. I thought I’d keep the goods to myself for a little while longer and give you a break before the Angst Train drives into the Michael Kinsella station…

You have been to a few dates in the past. Most of them ended in a dirty bar or a restaurant, but you at least knew what you were signing yourself up for.

When Michael texted you while you were at work, telling you he would be waiting at your front door at nine in the evening exactly, you of course texted back and asked where he would be taking you, but he didn’t react to that. 

So you text him again, ‘Just tell me so I know what to wear :(‘

‘Wear something u feel comfortable in xx,’ is all he replies. 

Something comfortable is a broad range of clothes and it doesn’t help your confusion at all. No matter how many times you keep pressing him, he won’t tell you where he is taking you, and that makes you uneasy. 

He told you he would use the time he has left today to get his records straight and make an appointment with the solicitor that is helping him get visitation rights for Anna.

The copy of the contract Ava whipped up for him has been in his hands like precious cargo ever since you left the office building. He insisted to walk to his house from the café, which isn’t that long of a walk compared to your apartment, and you only hesitantly agreed to let him back there after everything he told you.

He insisted that he needed to do this because he has to somehow learn how to navigate his life on his own again after staying with you for a few days. Things are different now, he told you, and you had to agree because he has a new job now and you haven’t been together long enough to move in together, so you both need to coordinate things on your own.

Once he knows what his chances of seeing Anna again are, he has to take the necessary steps to assure the court of granting him those rights. Another thing you agree with. You support him fully, but the thought of his family somehow luring him back in and then you’ll lose him – it’s not the crime you’re worried about, it’s losing him to jail or a gun or any other weapon that might kill and take him away from you – keeps occupying your mind.

A stable home, a job, and a good track record do wonders when it comes to cases that involve children. He needs that. The meeting with Ava gave him a boost you didn’t expect, but he seemed lighter and a lot more motivated when you kissed him goodbye. And he seems stable enough on his own, no longer angry or sad, which is also something you never thought you’d say.

It might be the adrenaline, but you like to believe he is on a good path and he cherishes that enough to see things a lot more positively this time around.

He told you he loved you. It still hasn’t fully settled in, but you said it back because it’s true; you love him. It’s a surreal scene in your head and you have been floating ever since you clocked in. 

There are only a few more hurdles in the way. For one, it’s your past. For two, Michael’s family. And three, there is still a chance a judge won’t rule in Michael's favor, and that might actually break him. You hope that the meeting with his solicitor goes well, at least, and he gets to have a chance at getting to know his little girl again. You want nothing more for him.

He was right when he asked if the reason you understand his situation so well was because of your sister. You’re not a mother, but you’ve felt like one many times in the past and it’s a kind of love that never dies. 

You should tell him the truth, you think. About everything, not just your sister but the rest of your family as well. He needs to know who you are and what baggage you’re carrying. It’s baggage that could affect your relationship once it takes a turn for the worse. You want to be honest, but where would you even begin to explain the shit show your life was before you moved to Ireland? 

You can see the hope clearer now. You have someone by your side who is willing to do anything for you if you as much as asked him, he said so himself, without knowing the full story, and that means you can trust him. You know you can. But you don’t know if you can trust yourself. 

You’re always worried for those you love, and you’re always on the lookout. It’s not like your secrets could end in a war; you’re carrying a dark past that might come to haunt you one day, but that would be entirely on you. You can’t drag Michael into that, no matter how much you want to because once you get hurt, he won’t be able to live with himself.

He might start worrying too much, trying to fix your situation, but there is nothing that can be fixed. You have to sneak around with your own sister to even know she’s alive, and it has always been this way, at least ever since you moved away, and you would have to continue doing so before–

You shake the dark thoughts off. You were so happy a few seconds ago, thinking about Michael and your future and your feelings for him, and the thoughts about your family didn’t hesitate to overshadow the little light he lit in your heart. But you won’t allow them to do that. You love Maya, you love her more than life itself, and you’re going to do anything in your power to keep her safe once it comes down to it, but things are okay right now. You can look at it with a clear head and make a wise decision instead of a rushed one, maybe even make a plan and find another way than the ones you’ve mapped out before.

You need to take what little peace you have now and use it for good instead of being a reckless idiot and letting the memories of your past that the last few weeks have triggered in you affect the way you live your life.

And maybe then you can talk to Michael about everything and take the helping hand he has offered you.

Looking back at Michael’s ominous text about your equally as mysterious date, you frown. You considered a few different possibilities. He could be taking you to a less fancy dinner, or he could be taking you to the park, which would explain why your clothes have to be comfortable, but you’re not sure, and that irks you. 

You ask him again, but all he sends back is a winky emoji. Up until this point, you didn’t even know he was capable of using emojis. He always seems so confused with electronic devices of any kind, it’s endearing. But he’s just a normal human being who has been away for a long time and now he’s experiencing the world again in a brand new light and that can be fucking confusing. 

He’s a father, but he lost eight years with his daughter and now he’s deemed a danger by many, especially the woman taking care of his daughter, and he’s not even sure if she wants to see him, and that is even more confusing for him because he has never learned how to deal with all of these emotions.

Michael always had to function for everyone else around him. He never had a chance to discover who he is and what he wants, even though he had what he wanted for a while, but that was taken from him again and now he has to learn how to live with the guilt and with himself. It’s hard. You get it.

You’ve been there, in a way. Your situations are different, but you feel a deeper understanding because you relate to his pain, and that’s what makes you love him so much more. He’s trying in more ways than one, and that should be acknowledged. He should have someone to support him, even if it can’t be his own family. 

He’s not a servant, he’s a human being; he deserves to be treated accordingly. 

“Thanks for nothing,” you grumble to yourself, still not close to deciphering what he is planning to do with you.

Part of you is hoping it will end in bed at the end of the night because you’re weirdly horny – checking your period tracker, you notice that you’re ovulating, and it makes sense that you suddenly want to jump his bones while he’s not even near, which will also make for an interesting night, but you push that thought away to focus on the mystery at hand.

What is he planning for your date? 

Michael can be such a tease if he wants to be. 

Soon enough, after getting home and taking a long shower for your aching muscles, you find yourself panicking in front of your closet like a teenager. 

You would consider yourself a romantic; you love rom-coms and romance movies, and you love going on dates as long as they’re meaningful. Atop the broken heart you carry inside, there’s a protective wrap that has been built up on fiction and romanticizing your life. It’s the only way you survived as a child and is surviving now, but living so much in your head prevents you from seeing reality clearly, and that tends to hurt you. You hurt yourself by ignoring the truth, as you did with Maya, and then things turn to shit. Michael is your little beacon of hope. He’s your lucky charm.

You haven’t finished a book or a story because you’re still hung up on the past and it seems like too much of a responsibility. Or maybe you don’t feel capable enough.

You never had support. It wasn’t a lie when you said your parents weren’t happy with your career choice and that’s why you left, but it isn’t the full truth, and the real reason why you left runs deeper. You thought you could start writing once you’re far away from that hellhole, but everything you have started since then landed in the trash because you get insecure, and then you realize that what you have romanticized isn’t true and you don’t ever go back to it.

Maybe it is time to change that now. Your eyes flick to your laptop. The Duke and his promised badass Princess of a promised wife are waiting for you to stretch your fingers and start typing, but once again the claws around your heart pull you back. You can’t. You shouldn’t.

But maybe it’s time that you do, anyway. 

You turn back to your outfit for the night, which you haven’t decided on yet and it’s already half past eight. 

Only one date in your entire life has been thoroughly thought-out, and the guy dumped you after that. 

Frustrated and out of your mind, you dial Sarah’s number and hope she has some smart advice for you since she is the one out of you two who is addicted to going on dates every chance she gets. 

After a few rings, she picks up. “Hello!” she cheerily answers. “What is my favorite sunshine up to? Couldn’t go a day without me?”

You plop down on your bed. “I need your help,” you say. 

“With what?”

“Picking an outfit for a date.”

There is a short pause before she sighs. “So Mister Mobster asked ya out?” she says. “Is it like to celebrate his ass gettin’ hired or somethin’? Because if it’s bout tha’, I still haven’t been able to fully accept your text message.”

“I’m sorry I did it over text, Sarah, but you weren’t working today and I didn’t have the time to call. And it’s not just a celebratory date, I… we… okay, promise you won’t hate me after this?”

“Depends on what yer about to tell me.”

“He told me he loved me,” you admit. 

“Oh for fuck’s sake!” She takes another deep, dramatic breath. “I am not nearly drunk enough for this.”

“You said you’d accept him!” Your voice changes pitch. “You said you’d try and I want you to try. For me. Because… because once you meet him—”

“What, I’m gonna like him?” she cuts you off. “Ya know it’s not that easy to look over all the crimes he’s been involved in, right? You were the one who told me about all of tha’, so it’s kinda your fault, too.”

Silence settles between you. She is a lot more composed than the first time around, but her frustration is still palpable. You can’t say you blame her; you can’t blame her, not after you ran to her when you first found out and you, yourself, were still somewhat uneasy. Sarah cares about you. This isn't just about Michael’s past, this is about her not wanting you to get hurt, and if she knew about your past, she would take it even more seriously. That is just the kind of person she is and you love that about her.

You look up at the ceiling. Your voice sounds brittle when you finally speak, but she can feel the passion and the devotion radiating off of your tongue with every word. “I love him,” you say, “and I want to be with him. You either accept it or you don’t, but I want to turn his head more than once tonight and I do plan to get thoroughly fucked at the end of this, so I could really use your expertise on the outfit. I’m not asking for relationship advice, I’m just asking for you to be my friend.”

Sarah lets out a long, exasperated sigh on the other end of the line. You can almost picture her rolling her eyes before finally speaking. “Alright, alright, I get it. Ya really know how to pull the guilt card, don't ya?” she says, her voice tinged with a mix of annoyance and amusement. “Fine, I'll help you. But don't expect me to suddenly embrace Mister Mob-Daddy-That-Said-I-Love-You-First with open arms. I do want ya to have a good night though, and I want ya t’be devoured ‘cause honestly if he's good in bed, ya go get him, girl.”

You chuckle at her enthusiastic response. 

“Now, puttin’ aside the fact that I still don’t understand why you fell fer a mobster, out of all people, let’s talk about this date. Where is he takin’ ya?”

“That’s the thing,” you say with a look at your closet. “I don’t know.”

“What do you mean you don’t know?” she asks. 

“It means I don’t know. He wouldn’t tell me. He said he’ll pick me up at nine and we’ll walk there together.”

“That’s… ominous.”

“Yeah, but not in a dangerous sense. Don’t even start.”

She throws her hands up, the rustling of her dress betrays her. “I wasn’t even sayin’ anything!”

“You were thinking it,” you retort. “No. He told me to wear something comfortable. That is all I know about tonight, and it’s freaking me out. That’s why I called you. I’m not good with clothes. I need your help.”

“Okay, okay,” she caves, “I’ll help ya. In fact, I do you one better and tell you exactly what to wear.”

You raise your eyebrows. “Oh, really?”

“Yeah, I know yer wardrobe inside and out and I know exactly what you should wear tonight with Mister Mysterious Mobster on your Mysterious Mobster Date.”

“Would you stop saying mobster?” you say and try to sound annoyed, but your lip twitches into a smirk anyway. “He’s just Michael,” you add. 

“Just Michael it is then,” she says, and you can hear the smile in her voice. “For tonight, I’m gonna accept that.”

“Thank you, Sarah, I–”

“Silence!” Her voice echoes dramatically in your ear, and she puts on a fake posh accent that has you cringing. “Let’s find you something marvelous to wear, my dear.”

“Only if you drop the accent.”

“Fine. Way to ruin the fun, but anyway…”

She picks a pair of jeans she weirdly knows exactly where to find. They’re your most comfortable pair, and she chooses a top to match with that, which she says will be easier to take off, and you once again wonder how many times she analyzed your closet when she visited you. 

“Throw on some ankle boots, a denim jacket, and those cute little butterfly earrings you have,” she continues. “Cross-body bag, red lipstick, hair tied back with a butterfly clip and you’re a hundred percent yourself but also smoking hot. Oh, and don’t forget to wear that green lingerie set. The one with the lace. I think he’s gonna love that.”

You stare at the outfit on your bed, a little surprised that she managed to put together something that screams your name, but it's also a little more adventurous. When you consider that on your first night with Michael, you wore the ugliest underwear known to man, and the next day you did it again; he never minded because underwear, in his eyes, is something that demands to be taken off, but wearing lingerie would drive him crazy nonetheless, and you feel a little better about yourself when you think about tonight. Sarah's choice boosts your confidence. 

“I don’t even want to know how you know all of my clothes,” you say, “but thank you, Sarah. This is… this is going to work great.”

Sarah laughs on the other end of the line. “A girl's gotta have her secrets, sunshine,” she answers. “Just remember to have a fabulous time tonight and enjoy every moment.”

You can hear the sincerity in her voice, and it warms your heart. Sarah has always been there for you, supporting you in her unique way. You appreciate a friend who is not afraid to say what she truly thinks.

You carry your outfit into the bathroom, squeezing the phone between your shoulder and ear. “I'll let you know how it goes,” you tell her. She requires you to give details whenever you go out, and tonight is not going to be any different.

She claps. “Of course! I want all the juicy details. Top to bottom. Bed to the dining table. His end to your end. I need it all!”

You laugh, your cheeks flushing bright red. “Oh, God! That's... that's a lot of details.” But you can feel yourself getting lighter and more excited than before. “Thank you. I will update you,” you say. “And send you pictures. Of the outfit, I mean.” 

The smirk in her voice is audible when she retorts, “I don't mind other pictures…” 

“Okay,” you remove the phone from your ear, “No nudes for you. Bye, bye!”

And you hang up on her, your lips still curled into a smile, and as you watch yourself in the mirror you can tell that it’s not just pretense – you’re happy. 

Taylor Swift blares in the background as you start getting ready. You slip into the carefully chosen outfit, making sure every detail is in place.

You know he won't care that much; he prefers you to wear what you want, and it's something no man has ever told you before. It is the bare minimum, but it draws you to him even more because he accepts you and accepts that you're your own person capable of making your own choices, and it means he appreciates your style at least to a certain point.

The jeans Sarah picked hug your curves just right, and the top accentuates your figure in all the best ways. As you fasten the ankle boots and put on the denim jacket, you catch a glimpse of yourself in the mirror. You have struggled to accept yourself for a while, but you can't deny that you look pretty. 

The lingerie underneath is a small, intimate secret that only you know, a little surprise waiting to be revealed. A gift to be unwrapped. It will drive Michael wild once he discovers you're wearing it, and your heart skips a beat when you think about the things he would do to you. 

With your hair tied back and the butterfly earrings adorning your ears, you take a moment to apply the bold red lipstick. A bold lip goes a long way, Sarah once said, and she stands firmly by that. Lipstick often wears off after a while, but she got you one that is actually kiss-safe; Michael would kiss you even with lipgloss on, but you don't want to annoy him with the taste too much. 

Looking at your reflection one last time, you feel confident. 

Taking a deep breath, you grab your phone and keys, slipping them into the cross-body bag. For a night, you can allow yourself to let go just a little and enjoy yourself with the man you love. 

Love. It's still such a big word and it feels weird to even think about it, but at the same time the thought alone fills you with endless warmth and you can't believe he is yours, and he has vowed to be yours now. 

At nine exactly, there is a knock on your door. You take a deep breath. This feels like your first-ever date and you’re nervous, but you’re also excited. This is new for both of you, but you are determined to make it work.

When you open the door, Michael stands there wearing his best black jacket, the tight-fitting green sweater underneath that he wore the first time you met and a pair of jeans that hug him just right. His hair is messy, but in a way that seems wanted. He seems to have trimmed his beard and he’s wearing clean shoes instead of his dirty boots tonight.

He cleans up nicely, and he looks good. He is a sight to behold and your cheeks flush bright red at the sight of him. 

What makes it worse though is the bouquet of daisies and beautiful violets in his hands. He’s not carrying classical roses or tulips; the bouquet is colorful and adorned with the sweetest flowers you know, and the scent hits you just right.

Your heart skips a beat. He remembered little details about you that you don’t even consciously notice about yourself, and if that isn’t a silent gesture to tell you how much he loves you, you don’t know what is. Telling you the truth must have taken him a lot of courage, and he might struggle to do so again, which you understand, but he’s showing it to you and that’s more than enough. 

Michael’s jaw drops when he sees you. His lips carry a small smile of surprise, his cheeks soon matching your color as he takes in the sight of you, shamelessly checking you out. The flowers quiver in his hands and he has to refrain from throwing them aside, pushing you back into your apartment, and fucking you right there against the wall. 

“Wow,” he exhales. 

You return the sentiment, subconsciously reaching out to touch one of the violets that are pointed in your direction. “Wow,” you murmur. 

“You look…” He licks his lips, struggling to find a word that conveys your beauty. He’s awestruck, and his mind stops functioning. 

He was stupid enough to plan a whole speech to make this night perfect, but you stole his breath and now he can’t seem to get it back. You’ve stolen all of him, but he loves that because that means he is yours – body, mind, and soul – and he wouldn’t have it any other way. 

You brush a strand of hair behind your ear. “I wasn’t sure what to wear,” you admit, your voice barely above a whisper. “Because I wasn’t sure where we’re going and you said to dress comfortably, not to dress up, but then I didn’t feel comfortable just wearing something random, and you said comfortable, so I tried out a few things, called Sarah, and… here I am.” You open your arms, awkwardly showing off your whole outfit to him. “I hope it’s enough,” you say. 

He blinks a few times, his mouth opening and closing. He looks like a computer trying to reboot after a circuit failure. You watch him, your eyebrows furrowed. Does he not like it? You put a lot of effort into your outfit — Sarah did, anyway. You feel pretty, but what if he doesn’t think so? 

You would never let your worth be defined by a man, let alone him, but it would hurt a little because you wanted to look good for both of you tonight. You wanted him to enjoy looking at you as if you were a meal he can’t resist. You take his silence as a bad sign, insecurities eating away at you, until he finally snaps out of his trance when he sees hurt flash across your face.

“You’re so fuckin’ beautiful,” he says. 

Maybe you were expecting the worst, after all. Your blush deepens out of embarrassment this time, looking down at your feet to hide it. 

“Oh, and... I, uh... got these for ya," he stammers, realizing he forgot to mention the flowers. “I dunno if they're your favorite, but... I noticed you like violets and daisies 'cause ya have a lot of scented things…” He offers the bouquet to you. “Couldn’t exactly get ya a vanilla plant.” 

Well done, Michael. He internally curses himself for the stupid joke. But then you laugh and his worries fade away.

“First date means flowers, right? Or so I’ve heard. I’m not up-to-date on date culture. Is tha’... Is tha’ what they call it? Date culture?”

You only start laughing more. 

The lighthearted tone brings a smile to his face. You cover your mouth, trying to stifle your laughter, but it still fills the room with its song and his heart with warmth. 

“First date, date culture, whatever you want to call it,” you say after calming down, and you take the flowers from him with a smile. “And these flowers... they're perfect, Michael. Thank you.”

He exhales a sigh of relief. “I'm glad you like them,” he says. “I was worried I got the wrong ones or somethin'.”

You delicately hold the vibrant blooms in your hands, tracing the petals with your fingers. You get lost in thought for a moment before turning back to him. “They're exactly what I needed. And what I wanted. No one…” you trail off, your chest heaving with a sigh. “No one’s gotten me flowers before,” you admit. “So, thank you.”

Michael's cheeks turn a shade of pink, matching the color of the flowers in your hands. “I... I wanted to make tonight special. I know we're both new at this, but I want it to be a night to remember. And yer so beautiful, you deserve all the flowers.”

Your eyes crinkle. “I'm already having a night to remember.”

“I'm glad,” he says, matching your soft smile. “So…” He switches between the bouquet and your face, and you take it as a hint to put them aside. “Should we go? I, uh, have a surprise for ya.” 

His smile looks genuine and you love how the happiness defines his dimples and magnifies the wrinkles in the corners of his eyes, and the hazel of his irises glows like fire whenever he smiles. 

You nod. “Yeah, sure. Let’s go.”

As you make your way out of your apartment complex, he takes your hand in the chilly night air, offering you warmth and something to hold onto, and you make your way down the street, away from the gas station that has given you one too many sleepless nights. He walks close to you as if to shield you from any possible danger, and every so often you look at him to find him peeking over his shoulder behind you.

“What are you looking for?” you ask eventually, growing a little uneasy yourself.  

Michael chuckles softly, his breath creating a small cloud in the cool air. “Just makin' sure nobody's followin' us,” he tells you. “Can't be too careful, can we?”

His nerves are playing cruel tricks on him. Alone the thought of missing something and getting you hurt makes his blood run cold, and he urges you to walk a little faster to get out of the darkest part of town somewhere he knows no one has stationed any suppliers that interact with him or his family – and that is where you are safest. 

You walk for a while in silence. Time continues passing by, the night air brushing through your hair and his own, creating a cool yet gentle atmosphere around you. He squeezes your hand for warmth as you continue. 

Eventually, you come to a stop. You can hear the faint sound of music and laughter in the distance, and you crane your neck to get a better view, but Michael’s hands soon cover your eyes. 

You can hear the smirk in his voice when he whispers in your ear, “It’s a surprise.”

“I hate surprises,” you murmur, grabbing onto his wrists. 

“Ya’ll like this one, trust me.”

You trust him to walk you toward your destination, but you’re weary about his coordination skills. You feel helpless with your eyes covered. After a few steps, you relax a little, but it’s still unsettling. 

“You ready?” he asks you then. 

You nod eagerly. “Just show me already.”

The laughing and music get louder, followed by high-pitched ringing and the smell of popcorn, corndogs, and candy floss. 

You giggle when he presses his lips to the back of your neck, trying to pull the hands away from your eyes. “Where are–” you begin, but then he allows you to open your eyes and you’re so surprised, you forget what you wanted to ask. 

In front of you, there is a small carnival. It’s so small, you can overlook it from inside, but the lights are brighter than ever, shining in different hues of red, blue, green, orange, and purple and other variations of the color wheel. Music is playing in different parts, but it all blends well. There is an auto scooter in the middle, a Ferris Wheel at the end, different booths with games and food, and you can make out some smaller carousels for children. 

Glitter is strewn around, feathers of boas pass by you, and you see a clown somewhere. Balloon animals are being made in one corner while in the other, a couple is laughing loudly as they get out of the bumper car area. There is also a faster ride with spinning teacups and a freefall tower, but there is not much more to it. 

This is probably the tamest carnival you have ever seen, but the scenery is breathtaking. The music is phenomenal. You find yourself in awe of the lights and the artworks painted on the attractions. You love the layout of the booths, as far as you can see them, and the photo booth catches your eye; you haven’t seen one of these in a while. 

Your heart swells as memories flood over you, but they’re kind and they’re somewhat happy, and you realize that this is an escape like the one you sought when you were a child. For many, this is an escape right now.

You’re not sure what’s more beautiful, the lights or Michael, but you have to settle for the man beside you because his eyes are just as wide, but not because of what he sees inside the carnival, he’s only looking at you. 

“Oh, my God,” you whisper, still looking around. Your lips curl into a smile. You squeal. You feel like a teenager again. “Michael, this is–” There are no words to describe how nostalgia makes you feel. 

He smiles shyly. “Ya like it?” he asks. 

“Like it? I–” You stare at him, your mouth still agape. Without a word, you step forward and press your lips against his. 

Michael kisses back, his arms coming to wrap around your waist. Music and laughter blend into the background. It’s just the two of you right now, illuminated by the color-changing lights and the comfort of your lips. 

You break apart breathlessly after a few seconds. “I…” you shake your head in disbelief. “I love it. I love you.” The most childish giggle escapes your lips. “But you’re fucking mad!”

He chuckles, brushing a strand of hair behind your ear. “Why am I mad?”

“Because… because you brought me here. To a mini carnival.” You emphasize the size, but the way you say it makes it sound cute. “In the middle of the night with all of the lights,” you say, “It’s truly beautiful. You are beautiful. This…” You break apart, opening your arms as if to show him the obvious. “This is beautiful.”

The sounds of laughter and music from the carnival blend with the pounding of your heart. He leans back in. “I wanted to create a moment tha' was just for us, somethin' that would make you feel like a kid again. And seein' that smile on yer face, knowin' that I could bring you joy like this... it means the world to me.”

“You're insane in the best possible way,” you repeat. “Who else would think of a mini carnival as a surprise?”

He brushes his thumb gently against your cheek. “I love you too, more than words can express,” he whispers, the carnival almost drowning out his voice. “And seein' ya happy like this, it's all I ever wanted. Means mission accomplished.”

You find yourself lost in his eyes, the vibrant lights of the carnival reflecting in them. “You're beautiful,” you whisper back. “Thank you so much.”

He kisses you softly again, this time making sure to savor every moment. You break apart with a mischievous glimmer in your eye, grabbing his hand, and you tug him playfully toward the entrance. “Come on now! Let's have some fun.” 

He lowers his head with a chuckle before allowing you to drag him with you into the carnival, his heart a million pounds lighter now that he is with you.

Michael pays for the tickets, and he pays for the drinks you get once you enter because you wouldn’t admit that you’re thirsty, so he forces you to have something to drink before you pass out in the crowded space.

Surprisingly, it’s not as crowded as you expected. There is a lack of children because it’s the middle of the week and they’re all asleep in their beds, and the teenagers that are there to waste their time away don’t bother anyone but themselves. You see a few couples walking around, but there are not that many people, and it offers you and Michael some time just for yourselves. It’s almost as if he planned it to be this empty, and maybe he did, but if he did, you appreciate his efforts because you hate crowds, anyway.

Seeing the flashing lights and listening to the high-pitched noise of some of the attractions, you wearily roam your eyes over Michael’s face for any sign of discomfort.

“Are you sure we should be here?” you ask.

He frowns. “Why?”

“Your seizures…”

He says your name, pulling you into his arms as you stop in front of one of the most colorful rides. The passengers in the wagon get tossed around and they’re all laughing, even though you know the plastic can hurt. It’s a lot of fun, you remember. 

“Can we please not talk about tha’ tonight?” he says. “Please? I just want to have a good night with ya. Just you and me and forget about everythin’ else. Can we do that?”

Your eyes soften, your hand coming up to rest on his cheeks. “I’m just worried,” you say.

Flashing lights and loud noises are triggers for epileptic seizures. He doesn’t know what he has, but his seizures paint a picture of their own, and without medication, he could get triggered. You don’t want him to get hurt when you’re supposed to be having fun. But you also don’t want him to feel like you’re walking on eggshells around him. He knows his body and condition probably better than you do because you can’t feel what he’s feeling. You’re simply worried, and his eyes tell you that he knows, but he still doesn’t like to dwell on it.

“I’m okay,” he assures you. “I’d tell ya if I wasn’t, but lights… lights usually don’t give me seizures. I can ride rollercoasters and all of tha’, I think. It’s… I don’t know, it happens when I’m– I’m stressed. Hasn’t happened anywhere else before, so I’m alright.”

You sigh. He wouldn’t lie to you after telling you the truth, you know that. And maybe it’s good that you know in case something happens, but you hope it won’t. 

“I love you.” You lean in to brush your lips over his.  

He brings his lips to your forehead, pressing a gentle kiss on the skin there. “I love ya too,” he says. 

“So… you won’t mind if we ride that thing over there?” 

Following the line your finger is pointing, Michael’s eyes widen visibly when you point to the moving teacups on the platform a little further away. They continuously keep spinning, and he can already feel himself getting nauseous at the thought. 

“Oh!” you exclaim happily when you see the free-fall tower so close to you. “Or that one?”

His eyes are still wide in shock when he stares back at you. “I thought we were gonna ride bumper cars,” he says, “not… not defy death.”

You burst out laughing. “What, as if you’re afraid of carnival rides?”

He doesn’t answer.

“Wait. Michael Kinsella, are you afraid of carnival rides? Or is it heights? Don’t tell me it’s heights.”

He blushes. “That thing falls!” he tries to defend himself as he points toward the tower. “And that one…” he can’t find the words for the spinning tea cups because they just look ridiculous. “Teacups don’t spin,” he says. “And towers are not supposed to… fall.”

Your laughter turns into a soft, teasing giggle as you pull him close and kiss him. The kiss is tender and he melts under your touch, though the fear in his veins remains. When he decided to take you there he was thinking about riding the things Anna used to ride when she was little like bumper cars, a carousel, or the Ferris wheel, not whatever you just pointed out to him. He always steered clear of that. 

“Michael Kinsella, part of the most dangerous crime family in Dublin,” you sigh dramatically, “and he is afraid of carnival rides.”

That makes him seem so human, all you can do is pinch his cheeks and kiss him all over. 

“Don’t judge me.” Michael pouts at you. “I’m not a fan. I like bumper cars though.”

His smile warms your heart. It looks giddy, a little shy, maybe, but it’s an honest smile. 

“I like bumper cars too,” you say. “Perhaps we should try that out then.”

“Yeah.”

“And then we could ride… the carousel with the little animals as wagons?”

“Mhm.”

“Ferris wheel?”

“Only if ya hold my hand,” he says. 

You chuckle, taking his hand in yours already as you make your way to the bumper car area. “That can be managed, my dear.”

The sounds of laughter and the aroma of carnival treats fill the air, heightening the atmosphere.

“You wanna drive with me?” you ask when it's your turn. 

He smirks and shakes his head. What you didn't expect was for him, who claims he doesn't have a license, to be so good at bumper cars – and then you remember that he might have lost it and that he knows how to drive, he just isn't allowed to, and in that case, it makes you competitive. 

You and Michael strap yourselves into separate cars, your eyes focused on each other. Your cars are several rows apart, but you can make out each other just fine, and he looks as if he's about to destroy you. As the ride starts with a blaring song through the speakers, he maneuvers his car with surprising skill, finding you and bumping straight into your car. You gasp, blowing the hair out of your face.

“You're going to regret that,” you say. 

Hitting the gas pedal, you chase after him now, the people in your way disappearing as you bump them out of the way to back him into a corner. And you manage to do so until he puts the car into reverse and bumps you back. 

“Rude!” You bump him right back. 

He laughs. “Not so smart now, huh?” he retorts. 

“Oh, fuck off!”

“You first!”

You keep chasing each other around the track until you’re both laughing like maniacs. The cars come to a halt and you struggle to get the seatbelt off after being tossed around so much. 

Michael, ever the gentleman, offers you his hand and helps you out of the vehicle. You poke his tongue out at him, but you take it anyway. 

After the first ride, you make your way to the carousel, hand in hand. The colorful lights and the gentle music create a magical ambiance as you choose your favorite animal to ride. You both simultaneously point out the unicorn, and it feels like you're mentally connected in a way. You find comfort in the simplicity of the carousel, the feeling of the wind in your hair, and the warmth of Michael's hand in yours. 

He watches you as you lean back, closing your eyes and simply enjoying it like the few kids in the wagons around you. It's a moment spent in absolute silence, and you wouldn't have it any other way. In this world, it is just the two of you, and you are having the time of your lives. All the worries fade into the background, overshadowed by the comfort of each other's arms. 

Finally, after another ride with the carousel, you reach the Ferris wheel, the grand centerpiece of the carnival. It is much smaller than the London Eye, obviously, but you prefer it that way. As you step into the gondola and the wheel starts moving, Michael clasps your hand. 

The metal feels unstable under him, and it is a lot shakier than the stable gondolas in a bigger Ferris wheel, but you find that to be the beauty of it. With a soft chuckle, you squeeze his hand and encourage him to place his head on your shoulder until you have reached the top. 

“Don't laugh,” he says with a pout, and you try not to, but the thought of Michael Kinsella having a fear of heights still amuses you. 

The view from the top is breathtaking, to say the least. You nudge him to open his eyes and take a look around Dublin with you, the city lights forming little blobs on the night sky, and you can make out the river as the moon reflects off it. The stars barely stand a chance against downtown, but once you turn around and look in the direction where nature is, you can make out the different constellations, and you point out Orion to him. 

“It’s so beautiful,” you whisper. 

“Yeah,” says Michael, but when you turn to him, he is looking directly at you. “The sight is truly breathtakin’.”

You blush, turning your head away, but he catches your chin and pulls you back toward him. 

“Don’t look away from me…”

You shiver at the sound of his voice. “Sorry.”

He strokes your cheek, then your jawline before resting his hand on your throat, feeling your pulse jump at his subtle touch, and then he finally leans in to kiss you. With the stars in the background and the city in the distance alive and bustling, you find yourself enveloped in your bubble again.

As you kiss under the stars for the first time, illuminated by the colorful lights of the carnival high atop the Ferris wheel, you continue falling deeper and deeper in love with him.

The world seems to fade away as you lose yourself in the moment, in the gentle caress of his lips against yours. With each passing second, your hearts beat more and more in harmony, aligning like the planets that make the stars.

As you break apart, breathless and filled with a sense of wonder, Michael stares at you. 

“I never want this moment to end,” he says. 

You smile, tracing the outline of his nose. “Me neither,” you say.

“You remind me of a star.”

“Why?”

“Because yer bright… and you fill me with wonder.”

“Wonder?”

“Yeah, wonder.” He kisses you again even softer. “I’m just mesmerized by ya.”

“Good,” you smile, “because I feel the same way about you.”

The Ferris wheel shakes, and your moment is torn in two as Michael grabs onto your arm. You try not to laugh, but you fail miserably. 

“And we’re goin’ down,” he says. 

You look away, but your laugh reaches his ears, and he pouts all the way down, making sure you feel every last bit of his displeasure. But you can’t help it; the sight is too adorable not to laugh. 

Passing by the many booths littered along the carnival as you walk away from the Ferris wheel, you notice one with particularly fluffy stuffed animals lined along the walls. 

“I’ve always wanted one,” you point out. “Had a small one as a kid, but I… lost it.” 

He looks at you and then the teddy bears you’re pointing at. It’s one of these games where you get a rifle and have to shoot a target – but it’s not real; it’s filled with air. He bites his cheek, then grins at you.

“What?”

He tugs at your arm as he pulls you along toward the booth. 

“Hey,” he greets the owner. “I’d like ta take a shot at winnin’ that bear up there. The big one?”

The man eyes him curiously, then looks behind him to see you. “She belong to ya?” he asks.

Michael doesn’t like the way he’s looking at you. His eyes darken, and his fingers brush the rifle. If those held real bullets, he would give the man the fright of his life. Still, he takes it and charges it expertly, his attention focused on him.

The man’s eyes switch from you to him, Michael’s sour smile almost taking him out. He looks dangerous with his jaw clenched and hand wrapped around a gun that wasn’t meant to hurt anyone, but he could make it work if he wanted to. 

“If my girl wants a teddy bear,” Michael says, “I’m winnin’ her a teddy bear. Now, may I take my shots, sir?” 

You’re not surprised when he hits all targets on the first try. The owner of the booth didn’t see it coming, but you are more than happy when he takes down the biggest teddy bear and hands it to you. His hand is shaking. 

Michael winks, pulling him down further when he hands the gun back. “If ya ever look at another woman the same way ya just looked at my girlfriend again in yer miserable life,” he says, his voice bordering on a growl, and his eyes bore into the man’s, “trust me that I’ll come back here with a real gun and make sure it’s the last time ya ever lay eyes or yer dirty little fingers on one again. Ya don’t wanna mess with me. We clear?”

He swallows, all color fading from his skin.

“I asked ya somethin’–“ Michael’s fist collides with the counter, but it’s a silent collision that only catches the attention of the one it needs to; you seem oblivious, even though maybe a little curious. “D’ya hear me?” he repeats. “I won’t tell ya twice. The next time, ya won’t be so fuckin’ lucky.”

“Yeah, got tha’,” the man is quick to respond. “I’m sorry, I–“

“Shut up. Just let her have the teddy bear and move on.”

I get dangerously angry, sometimes, when someone touches what’s mine. 

He is not a mind reader, but Michael knew from the moment the at least sixty-year-old man first stared at you he would have done something if he hadn’t been there. And then someone could have bought his hands off the dark web after Michael would have cut them off with a dull knife. 

Michael offers the man a big smile and wishes him a good night before taking your hand and the teddy bear and pulling you away from the possible danger he saw in him.

“What was that about?” you ask, curious about what could have conspired between the two men.

It didn’t look friendly and neither did it sound like it, but you were too focused on your new stuffed animal to really pay attention. And you don’t really care, anyway. Michael must have had his reasons.

He simply presses a kiss on your temple instead of answering and says, “Nothin’. All good here. Let’s take a walk.” 

You walk the last few meters in silence, your arms hugged around your new toy and his hands buried in the pockets of his jeans. The silence isn’t uncomfortable or loaded. You’re enjoying each other's company without disturbing it with words. 

After a while, Michael contemplates, his eyebrows furrowing before he looks up at you and admits, “I used to bring Anna here all the time when she was little.”

You meet his eyes. “You did?” you ask. 

“Yeah, she, uh, loved bumper cars and everythin’ that was blinkin’, so…” he smiles to himself. “The guys from the carnival come here every few months, and it’s always been a happy place fer us, so I thought it could be yours, too. Ours, maybe. I don’t know.”

You used to take Maya to carnivals all the time when she was younger. It was your way of getting a few hours of freedom without fights or violence, and you always made sure to check out all the rides and win stuffed animals. You ate your way through half of the booths and came out with a sugar rush, but every night was worth it. 

His confession weighs heavily on you because even the happiest memories are now overshadowed by a different kind of memory, and it causes the muscles around your heart to contract in agony. 

“I’m sure she loved it,” you say with a soft smile, even though the smile is fake. 

“She did,” he says, and he grows a bit quieter now, too. 

To lighten the mood, you tug at his arm and point toward the photo booth. “What do you say we try that next?”

He frowns. “Seriously?”

“Yeah. Deadly.”

“I don’t usually take photos of myself. I hate ‘em.”

“But it’s not just you, is it?” you say. Your eyes crinkle again. “Please? Just a few pictures of the two of us together? And Mister Bear?” You use the teddy’s hand to wave at him. 

Michael chuckles. “Mister Bear?” he asks. 

“Yes, that’s his name. If you don’t want to take a picture with me, I will trade you for him as my cuddle buddy.”

He raises his eyebrows at your playful threat. The smirk gives you away, but he still fears you might replace him for the stuffed animal in the end if he doesn’t comply. “Alright,” he caves, “let’s take some pictures of us. But I can’t promise they’re gonna be good.”

You pull him into the photo booth with an excited giggle. “You always look good.”

“Beg to differ.”

“Beg all you want, it’s not gonna get you out of this one,” you say.

You get five pictures in a row – five attempts at striking the poses you want to in the small booth.

During the first shot, Michael manages to look particularly grimy, so for the second one, you decide to force the teddy bear in his face, which makes him laugh just as the flash goes off. Then, for the next one, you lean your head against his shoulder and smile, and he has never looked more endearing. You decide to do a silly pose for the fourth one, and he joins in, now feeling less serious about himself. As you stare into each other’s eyes for the three-second break, you let the inner urge take over and kiss him on the lips just as the flash goes off and captures the moment between you. 

Walking out of the booth, Michael is quick to catch the photo strips to be the first one to look at them; thankfully, you get two versions, so you both each get to carry the memory of that day with you. 

He smiles when he sees the pictures, he genuinely smiles, and he puts the strip into his wallet where there is an empty photo slot. 

“We look cute,” you say, pointing at the last picture. “Especially in that one.”

He chuckles, wrapping an arm around your shoulders. “We do look cute when we kiss, don’t we?” he says. 

“We do, indeed. But not just when we kiss. We always look cute.”

“Sure, always.”

You store it away in your cross-body bag, not wanting it to get ruined by dirt or accidentally lose it. 

You are about ready to make your way to the exit when he checks the time on his watch and stops you in your tracks by calling your name. “I have one more surprise for tonight,” he says.

“One more surprise?” you ask.

“Yeah, one more. C’mon.”

“What is it?”

“If I told ya, it wouldn’t be a surprise.”

“But I hate surprises.”

He repeats his words from long before with a smile, not a smirk, “Yer gonna like this one.”

As you settle in the grass on a small hill that connects directly to the carnival, you watch the last few people pass by before it closes. Your teddy bear is nestled comfortably against a tree as you and Michael lie next to each other. It might seem weird, but there is something intimate about how you cradle each other’s cheeks and stare into each other’s eyes as if the person you have been looking for all your lives is finally next to you – in your case, that is. 

In the distance, a fire is being lit, and soon enough, colorful fireworks explode above your head. It catches you both off guard. Your eyes widen, mesmerized by the beauty of it all. The night sky is alive with color now, and you get lost in it. 

“Michael,” you breathe. 

He follows your gaze and watches the fireworks explode in front of the stars he compared you to. “I know,” he says. 

There is something special about fireworks. The different colors and shapes lure you in, and everyone views it as a spectacle. 

Fireworks, with their fleeting nature, teach you to appreciate the transient beauty of life and to treasure the moments of joy that come your way. They are seen as means to celebrate, not just milestones but life itself, and every human being is drawn to it. Explosions are only pretty if they're fireworks. Humans find beauty in disaster. 

Fireworks, with their dazzling display of colors and patterns, evoke a sense of wonder, allowing us to momentarily escape from the complexities of life and immerse ourselves in the beauty of the moment.

You fill him with wonder, too. You fill him with all the good feelings and he’s always floating on cloud nine when he’s with you. 

Curling into his side, you place your head on his chest, watching the fireworks continue their dance on the black canvas. 

“Thank you,” you whisper. “Tonight was… the best night of my life.”

Michael wraps an arm around you. “And it was mine, too,” he says. 

“I don’t want it to be over.”

“We can stay as long as ya want, my love.”

“Watching the fireworks?”

He smiles, leaning down to kiss the top of your head. “‘Til they’re over,” he assures you, “every last one of ‘em.”

You snuggle closer with a content sigh. “Sounds perfect to me.”

As the fireworks continue, he holds you close to his heart, making sure you’re warm and taken care of, and you find yourself letting go in his embrace. His arms form a protective shield around you, protecting you from the world and the pain that always seems to come back to haunt both of you. But love has been known since the beginning of time to keep us alive; lying on the grass in each other’s arms is all you need, and your love exceeds all expectations either of you had for the future. 

Tagging: @bellaxgiornata @mattmurdocksscars @ms-murdockswift @your-not-invisible-to-me @shouldbestudying41 @glowstick-lesbian @acharliecoxedfan @roseallisonparker @norestfortheshelbywicked @1988-fiend @loveroftoomanyfandoms @mattkinsella

[artezavisions]

Need help with our current and future legal fees

I am reaching out to you today to humbly ask for your support in our fight against the dishonest and frankly totally unfit executor of my wife's mother's will.

He has bombarded our family with many insults, lies, and totally untrue accusations. Some are extremely personal, obscene, and completely unfounded. All these messages were sent via WhatsApp and Messenger. On one occasion he said to my wife after she questioned what he was doing 'It's nothing to do with you and anyway you will be dead soon' Copies of all these messages are held by our legal representatives.

We desperately need to remove him as an executor but this is proving to be beyond our means.

Our solicitor needs 1500 pounds to prepare the case and then a further 2000 pounds to submit it to the court. After that, if there is a hearing, costs will spiral.

Sadly, this individual (My wife's brother) has failed badly to carry out his responsibilities with honesty and integrity, causing undue hardship, mental anguish, and many legal challenges for my wife. He has resisted every attempt we have made to negotiate an end to this matter. His replies to requests made by our legal representatives were met with the same vitriolic comments we have been receiving. Once even accusing them of Fraud and threatening them with being reported to HMRC.

We also suspect that at or around the time of my wife's Mother's death he took amounts of money from her bank and savings accounts though we cannot prove this as we have not got access yet to her banking records. We have written to the relevant banks and building societies in order to investigate this further.

He has withheld the information from my wife for almost four years that she was named as a co-executor of the estate. We only got sight of the will he holds in early 2023. This happened after he had taken legal advice which he seems to have now abandoned.

Without her knowledge or permission rented out her mother's property in September 2019 some 8 weeks after her death.

This rental was not registered with the proper authorities and as far as we know no contract was signed. He has since registered himself as the landlord and owner of the property with the rental authorities(2022). He has taken the rent from that property for his own personal income Est 40,000 pounds to date. This money belongs to the estate.

We are asking for donations in light of our mounting legal fees as we have all but exhausted our savings and are unable to continue. We plan to have him removed as an executor so we can finally close off the estate. This can be a very expensive and lengthy process.

To date, he has not applied for probate for the estate but rather used the assets of that estate for his own financial benefit. He had the house valued even before the funeral had taken place and rented out the property only a few weeks after. He did not register the rental of the property with the appropriate authorities. The house was not insured and no contract was in place with the tenant. He did not remove any of my wife's parent's belongings or furniture. These were left for the tenant to package up and store outside the house in a lean-to garage. Anything my wife would have wanted to keep as a memento has now gone. We imagine photographs, letters etc are all destroyed.

He continues to attempt to insult our family via social media and any other means at his disposal, though we have blocked him wherever we can.

He has made no attempt to instigate a probate application himself nor is he showing any signs of cooperating with us. My wife's mother had always insisted that there was enough money in her accounts to pay for the funeral expenses. This proved not to be the case and we made up the difference.

To ensure that justice is served and the wishes of the deceased are respected, we are in need of financial assistance to cover the mounting legal fees. Every donation, no matter the size, will bring us one step closer to holding this person accountable and ensuring a just resolution. We kindly request your generosity in helping us fight for what is rightfully ours and stand against dishonesty. Any contribution will make a significant difference in our pursuit of justice. Thank you in advance for your support and belief in our case.

[conveyancingblogs]

The Role of a Conveyancer: What They Do and Why You Need One

https://www.conveyancing.com.au/articles/the-role-of-a-conveyancer

Now that you know a bit about conveyancing (From our article: “What is conveyancing?” A simplified guide for homebuyers) we will now provide more insight into the role of your licenced conveyancer or conveyancing solicitor when buying a property.

A buyer that fails to meet their legal obligations during a conveyancing transaction can face serious financial consequences. You will need the services of an experienced conveyancer or solicitor to complete the change of ownership on your behalf.

The agreement to purchase a property will be formalised in a contract between yourself and the seller.

There are usually strict timeframes for completion of tasks and key dates, such as:

payment of deposit;

satisfaction of key conditions such as finance and building inspections;

preparation of legal paperwork for co-signing by the seller; and

payment of the balance of funds at settlement.

Importantly, penalty interest and legal costs will apply if you breach the contract (such as the deposit due date) and serious risks apply for serious breaches.

[theconveyancingcollective]

The Importance of Surveys in the Conveyancing Process

When buying a property, excitement often takes centre stage. You imagine your life unfolding in a new home or new opportunities growing from an investment. However, amid this excitement, it’s crucial not to overlook the technical steps that ensure your investment is sound and protected. One of the most critical yet sometimes undervalued aspects of the property transaction is the property survey.

Surveys in the conveyancing process are essential for uncovering hidden issues, securing mortgage approvals, and ultimately ensuring peace of mind. In this blog, we’ll explore the role of surveys in conveyancing, why they are necessary, and what types of surveys buyers should consider.

What is a Property Survey?

A property survey, often conducted by a chartered surveyor, is an inspection of a property's condition. It assesses the building’s structure, identifies any defects, and sometimes provides a valuation. Unlike a mortgage valuation—which primarily serves the lender's interests—a survey is intended to protect the buyer by highlighting potential problems before the transaction is completed.

Surveys can range from basic condition reports to comprehensive building surveys that delve deep into the structure and fabric of the property. Choosing the right survey depends on the property's age, condition, and the buyer’s own risk appetite.

How Surveys Fit into the Conveyancing Process

Conveyancing is the legal transfer of property ownership from the seller to the buyer. It involves checks on legal title, contracts, and any restrictions that may affect the use of the property. While solicitors handle these legal aspects, surveys complement this by focusing on the physical state of the property.

Typically, once an offer is accepted, the buyer arranges for a survey. The results may influence the buyer's decision to proceed, renegotiate the purchase price, or request the seller to address issues before completion. Without a survey, buyers risk committing to a property without understanding its true condition.

In short, surveys serve as a critical bridge between the legal and practical sides of property ownership.

Why Surveys Are Important in Conveyancing

1. Identifying Hidden Problems

Not all problems are visible to the untrained eye. Issues such as subsidence, damp, structural defects, roof problems, or outdated wiring can remain undetected during casual viewings. A professional surveyor has the expertise to spot these issues, some of which could cost thousands to repair.

Discovering these defects early allows buyers to make informed decisions, potentially saving them significant expense and stress in the future.

2. Financial Protection

Property is a major financial commitment. A survey can reveal defects that could affect the property's value. Armed with this knowledge, a buyer may renegotiate the purchase price to reflect necessary repairs or even withdraw their offer altogether.

Furthermore, if a lender’s mortgage valuation suggests a lower value due to property defects, it may impact the mortgage offer. Having an independent survey ensures buyers are fully aware of any financial implications beyond the agreed sale price.

3. Legal Safeguards

Some surveys—particularly homebuyer reports and building surveys—can highlight issues that have legal ramifications. For example, the surveyor might identify that an extension was added without proper planning permission, or that part of the property infringes a neighbour’s boundary.

Identifying these problems early allows your conveyancer to conduct further investigations, request documents from the seller, or advise on necessary legal protections before contracts are exchanged.

4. Negotiation Leverage

Survey findings can provide powerful leverage during price negotiations. If a survey reveals that £15,000 worth of repairs are needed, a buyer could ask the seller to lower the price accordingly or to carry out the repairs before completion.

This ability to renegotiate not only ensures that buyers get value for money but also strengthens their position in what is often a highly competitive property market.

5. Peace of Mind

Perhaps most importantly, a survey provides peace of mind. Knowing that a property has been professionally inspected reassures buyers that there are no nasty surprises waiting after they move in.

Even if defects are found, being forewarned means you can plan repairs on your terms, rather than being forced into expensive emergency fixes after completion.

Types of Property Surveys

There are several types of property surveys available, each offering different levels of detail:

1. Condition Report (Level 1)

Best for: Newer properties in good condition.

What it covers: A basic overview of the property’s condition, highlighting urgent issues but without detailed advice.

Cost: Lower compared to other surveys.

This is the most basic survey and may be appropriate for relatively new, well-maintained properties.

2. Homebuyer Report (Level 2)

Best for: Conventional properties in reasonable condition.

What it covers: A more detailed analysis, including advice on repairs and maintenance. Some reports may include a market valuation.

Cost: Mid-range.

This is the most popular type of survey for standard residential purchases and offers a good balance between cost and thoroughness.

3. Building Survey (Level 3)

Best for: Older, unusual, or run-down properties.

What it covers: A comprehensive inspection, reporting on structural integrity, defects, repairs needed, and maintenance advice. It does not usually include a valuation.

Cost: Higher, but essential for riskier purchases.

Buyers of older or non-standard properties should seriously consider investing in a full building survey.

4. Specific Defect Survey

Best for: Properties where a particular concern has been identified (e.g., suspected damp or subsidence).

What it covers: A targeted investigation into the identified issue.

Cost: Depends on complexity.

This type of survey provides focused insight when buyers or sellers are already aware of a specific problem.

Common Issues Highlighted in Surveys

Surveys can uncover a wide range of issues, including:

Damp and mould: Persistent moisture problems that can damage the building fabric.

Roof defects: Missing tiles, worn flashing, or structural issues.

Subsidence: Movement in the ground that can affect the building’s stability.

Outdated electrics: Non-compliant or dangerous wiring.

Asbestos: Particularly in properties built before the 1980s.

Structural cracks: That may indicate deeper problems.

Drainage issues: Blockages or collapsed pipes.

Non-compliant alterations: Work done without planning permission or building regulation sign-off.

Identifying these issues early ensures they are either resolved or factored into the purchase price.

Consequences of Skipping a Survey

Skipping a survey might seem like a cost-saving measure, especially for buyers feeling the financial strain of deposits, legal fees, and moving costs. However, the risks can far outweigh the initial savings.

Without a survey, buyers could face unforeseen repair bills shortly after moving in. In worst-case scenarios, serious structural issues might render the property unmortgageable, unsaleable, or even unsafe to live in.

Moreover, if a legal dispute arises (for example, over a boundary issue or unauthorised building work), the buyer could be exposed to costly litigation.

Essentially, skipping a survey means buying blind—a gamble few can afford.

Surveys and Mortgages

It’s important to distinguish between a lender’s valuation survey and an independent property survey:

Valuation survey: Conducted for the lender’s benefit to confirm the property is worth the loan amount.

Independent survey: Commissioned by the buyer to assess the property's true condition.

Buyers should not rely on a mortgage valuation as a substitute for a full survey. Mortgage valuations are often brief and may not even involve a physical inspection.

Securing a proper survey alongside the mortgage process ensures that you, not just the lender, are protected.

Conclusion: Surveys are an Investment, Not a Cost

Property surveys are a vital component of the conveyancing process. They provide critical information that can influence purchasing decisions, protect buyers financially and legally, and offer peace of mind.

While they add an extra cost at an already expensive time, surveys should be seen as an investment in your future rather than a mere formality. The relatively modest fee for a survey is a small price to pay to avoid the financial and emotional strain of discovering serious property issues after you've moved in.

When embarking on the journey to homeownership, don't skip the survey. It might just be the smartest move you make.

[auconstructguides]

Why Working with a Real Estate Agent Makes All the Difference

Navigating the Australian property market can be as thrilling as it is overwhelming. Whether you're buying your first home, upgrading, downsizing, or selling a long-held property, there’s one professional who may make the entire experience easier, faster, and less stressful: a real estate agent.

This article explores the essential role of a real estate agent, how they bring value at every stage of a transaction, and why so many Australians consider their services indispensable. Along the way, we’ll also explore some real-life observations from property professionals, including an Award winning Real Estate Agent in Victoria, to show how their role goes beyond simply opening doors at inspections.

Local Knowledge That Goes Beyond Suburb Stats

While online tools and suburb reports offer data on prices and demographics, a real estate agent brings hyper-local expertise. They know not just the suburb, but the street – and sometimes even the neighbours. This level of insight helps both buyers and sellers make decisions that align with their goals, lifestyle, and budget.

An agent may point out how one side of a street is better for morning sun, or how upcoming council projects may affect future value. These are the kinds of details you won’t get from an online listing alone.

A Strategic Edge in Pricing and Offers

Sellers often overprice their homes due to emotional attachment. Buyers, on the other hand, may underestimate how competitive a market is and lose out on dream homes by lowballing offers. A real estate agent can navigate this pricing minefield with comparative market analysis and years of experience.

They understand how to set an effective list price, stage open homes strategically, and manage buyer expectations – all of which contribute to achieving better final outcomes for both parties.

Property Marketing That Gets Results

One of the most overlooked advantages of working with a real estate agent is the strength of their marketing strategies. From professional photography and copywriting to email blasts and database-driven buyer alerts, agents create exposure campaigns that get results.

Real estate agents understand the psychology behind listings – how to write compelling property descriptions, what kind of photos resonate with buyers, and even which features to highlight during inspections. For example, this Vocal.Media article about storytelling in property offers insight into how narratives impact buyer perception – a tactic used effectively by many agents.

Negotiation Isn’t Just About Price

When people think of negotiation, they often focus only on the sale price. But there’s so much more: settlement dates, deposit amounts, conditions of sale, inclusions, and exclusions. A skilled real estate agent handles these finer points on your behalf, advocating for your best interests while keeping the tone constructive.

This is especially crucial in emotionally charged or complex situations – such as divorces, deceased estates, or competitive auctions – where an experienced third party can keep the process calm and focused.

Access to Off-Market and Pre-Market Opportunities

Some of the best properties never hit the open market. They're sold quietly to buyers who are in the right place at the right time – usually through an agent's network.

Real estate agents often have pre-market or off-market listings in their databases. This gives serious buyers access to premium properties and gives sellers the ability to test interest levels without committing to a public campaign.

The Legal and Administrative Workload

The paperwork involved in a real estate transaction is considerable. From preparing contracts to arranging pest and building inspections, liaising with solicitors, and fulfilling legal requirements – it’s easy to miss critical steps if you’re going it alone.

Real estate agents manage this entire process, ensuring timelines are met and documents are accurate. This is not only a time-saver but a major safeguard against costly mistakes.

Reliable Referrals and Support Network

A seasoned real estate agent doesn’t just bring their own expertise to the table – they also connect you with reputable professionals such as mortgage brokers, conveyancers, building inspectors, stylists, and tradespeople. This network can make your property journey smoother and more efficient, especially when quick turnarounds are needed.

Keeping You Grounded Through Emotional Decisions

Whether buying or selling, property transactions are highly emotional. The pressure of deadlines, competitive offers, or the nostalgia of leaving a family home can cloud your judgement.

One of the greatest benefits of working with a real estate agent is their ability to offer clear, level-headed advice. They keep you focused on your goals and ensure your decisions are grounded in logic, not just sentiment.

Long-Term Relationships Beyond the Sale

Many clients build long-term relationships with their agents, relying on them for advice well after the keys have been handed over. A trusted agent becomes a go-to source for market updates, investment tips, or recommendations on when to renovate, refinance, or re-sell.

For example, an Award winning Real Estate Agent in Victoria, such as Nathan Hunt Real Estate, is known for maintaining ongoing communication with clients, helping them plan not just one property move, but many over a lifetime.

When Should You Engage a Real Estate Agent?

While every situation is different, you may benefit from engaging an agent if:

You’re unfamiliar with the local market or property values

You’re emotionally attached to a property and need an objective viewpoint

You’re time-poor and can’t manage inspections or paperwork

You’re selling a property with unique features that need strategic marketing

You want access to a wider pool of buyers or off-market opportunities

And it’s not just sellers. Buyers may also benefit from a buyer’s agent – someone who sources, inspects, and negotiates properties on your behalf.

Final Thoughts

While DIY property transactions may seem appealing to save on commission fees, the value a professional real estate agent brings often outweighs the cost. From pricing, marketing, and negotiation, to emotional support and legal guidance, they’re your advocate, strategist, and problem-solver rolled into one.

Whether you’re navigating the fast-moving Melbourne market or exploring opportunities across regional Victoria, working with a trusted and experienced Award winning Real Estate Agent in Victoria may be one of the best decisions you make.

Looking for more insights on how to choose the right property partner? This Vocal.Media article on trust in real estate explores why transparency and communication matter more than ever in today’s real estate landscape.

Let your next move be a smart one – and let the right real estate agent help guide the way.

[meaganproperty]

What to Know About Buying New Builds in Flagstone

Flagstone, located in the growing Logan region of Queensland, has become a hotspot for homebuyers seeking modern living in a master-planned community. With increasing demand and a range of new developments underway, those exploring property for sale Flagstone are presented with exciting opportunities—particularly when considering new builds.

Whether for investment or family living, buying a new build in this area offers advantages that are hard to ignore. However, it also comes with considerations that should not be overlooked. Here's a comprehensive guide on what to expect when purchasing a new property in Flagstone.

Why Choose Flagstone for a New Build?

Flagstone is part of one of Australia's largest satellite city projects, offering extensive infrastructure planning and future development potential. This makes property for sale Flagstone highly attractive to both investors and owner-occupiers.

Key reasons to consider a new build in this area include:

Master-planned design: Streetscapes, parks, schools, and shopping precincts are all part of a coordinated plan, ensuring long-term value.

Modern infrastructure: New homes come with energy-efficient designs, modern appliances, and compliance with the latest building codes.

Affordability: Compared to inner Brisbane, Flagstone offers more competitive pricing while maintaining proximity to major transport corridors.

Benefits of Buying a New Build

There are several distinct advantages when purchasing a newly constructed home in Flagstone:

1. Low Maintenance Costs

New homes require less maintenance in the early years. Buyers can enjoy peace of mind knowing the structure, appliances, and fittings are under warranty.

2. Government Incentives

Eligible first-home buyers may access grants and stamp duty concessions when purchasing new builds in Queensland, which enhances affordability.

3. Customisation Options

Many developers allow buyers to customise finishes, colours, and layouts. This means buyers can often tailor the home to meet personal preferences before construction is complete.

Things to Consider Before Buying

While the benefits are numerous, it is important to be well-informed before purchasing any property for sale Flagstone, especially new builds.

1. Research the Developer

Not all developers deliver the same quality or adhere to timelines. It’s critical to review their previous projects, customer reviews, and financial stability.

2. Understand Inclusions

Clarify what’s included in the purchase price. Some homes are advertised with high-end features that may not be part of the base price. Look closely at upgrade costs and standard inclusions.

3. Check the Contract

New build contracts can be more complex than traditional ones. Ensure a solicitor or conveyancer reviews the details, including sunset clauses, completion dates, and penalty terms.

Flagstone’s Property Market Outlook

The outlook for property for sale Flagstone remains positive. With a strong pipeline of infrastructure projects—including schools, shopping centres, and transport links—demand is expected to remain steady.

Investors are drawn to the area due to its future capital growth potential, while families appreciate the balance of lifestyle and affordability. As Flagstone continues to evolve, early buyers in the region are likely to benefit from increased amenities and property value appreciation.

Tips for a Smooth Buying Process

Secure pre-approval: Knowing your borrowing capacity helps narrow your search and positions you as a serious buyer.

Engage a local agent: A professional familiar with Flagstone’s new developments can provide insights into the best estates and upcoming releases.

Inspect the display homes: This offers a clearer picture of build quality, finishes, and what to expect upon handover.

Conclusion

As demand continues to rise, property for sale Flagstone presents a compelling opportunity for buyers seeking a new build in a vibrant, growing community. The combination of strategic location, modern planning, and affordability make Flagstone a strong contender in Queensland’s property market.

Being informed, doing thorough research, and working with the right professionals are key to making a successful purchase in this dynamic and evolving suburb.

[commerciallawyerau1]

Commercial Lawyer Adelaide

Scammell & Co. – Trusted Commercial Lawyers in Adelaide

At Scammell & Co., we are proud to be a leading team of commercial lawyers Adelaide delivering expert legal advice and representation across all areas of commercial law and corporate law. With decades of experience, our skilled commercial solicitors provide practical, results-driven solutions tailored to the unique needs of businesses, from startups to large corporations.

Our services include contract drafting and negotiation, business structuring, dispute resolution, mergers and acquisitions, and all other aspects of corporate legal compliance. Whether you require a dedicated commercial lawyer, a seasoned corporate lawyer, or strategic legal advice on complex transactions, our team is here to support your success.

As trusted commercial lawyers Adelaide businesses rely on, Scammell & Co. is committed to building lasting relationships based on integrity, professionalism, and outstanding legal expertise.

Contact Scammell & Co. today to speak with a knowledgeable commercial solicitor and discover how our Adelaide-based legal team can assist your business.

[propertylawau]

[fosterslegal]

Trusted and Affordable Employment Law Services in Stevenage and Peterborough – Fosters Legal Solicitors Ltd

Dealing with employment-related legal issues can be challenging, especially when financial resources are limited. Fosters Legal Solicitors Ltd stands as a trusted and affordable legal partner for individuals in Stevenage and Peterborough, offering expert employment law services tailored to those on low incomes or benefits.

Expert Employment Law Support That Won’t Break the Bank

Fosters Legal is committed to delivering cost-effective legal solutions without compromising on quality. Their employment lawyers in Stevenage and Peterborough are highly skilled and experienced, offering guidance and representation on a wide range of employment matters, including unfair dismissal, workplace disputes, discrimination claims, contract reviews, and more.

The firm recognises the importance of access to justice for everyone, regardless of their financial circumstances. That’s why their team ensures professional legal assistance is available at affordable rates, with clear pricing and flexible payment options.

Advocating for Fairness and Justice

Fosters Legal’s approach goes beyond legal representation. The firm is deeply rooted in community service, providing compassionate support to clients facing difficult work-related challenges. Whether it’s standing up against wrongful termination or helping clients understand their employment rights, their team prioritises fairness, dignity, and personalised care.

Each case is treated with the attention it deserves. The legal team thoroughly examines every situation, crafting bespoke legal strategies that align with the client’s unique circumstances. This personalised approach ensures the most effective path to a successful resolution.

A Client-Centered, Compassionate Legal Experience

At Fosters Legal, clients are more than just case numbers—they’re individuals with real stories and struggles. The firm fosters a supportive and understanding environment where clients feel heard and empowered. Their reputation for building strong client relationships stems from a genuine commitment to helping people navigate legal complexities with confidence and ease.

Positive testimonials and a strong record of success speak volumes about the firm’s dedication to both results and client care. Their team continues to build on this trust by staying up-to-date with evolving employment law practices and adopting innovative legal strategies.

Making High-Quality Legal Help Truly Affordable

Legal fees often stop people from getting the help they need. Fosters Legal is changing that. They offer transparent pricing, low-cost consultations, and flexible payment plans—all without compromising the quality of service.

They believe that financial hardship should never be a barrier to justice, and they proudly serve individuals and families who might otherwise be unable to afford legal assistance. Whether you’re on a tight budget, receiving Universal Credit, or struggling to make ends meet, Fosters Legal is here for you.

Their clear, upfront pricing ensures there are no surprises—just reliable, professional legal help when you need it most.

A Reputation Built on Trust and Results

With a long list of successful case outcomes and glowing client reviews, Fosters Legal has become a trusted name in employment law in Stevenage and Peterborough. Clients consistently praise their professionalism, dedication, and the comfort of knowing their cases are in capable hands.

Their commitment to ongoing legal education and staying ahead of changes in employment legislation ensures that clients always benefit from up-to-date advice and forward-thinking strategies.

Conclusion

Fosters Legal Solicitors Ltd stands as a pillar of support for individuals seeking affordable, effective employment law representation in Stevenage and Peterborough. Their commitment to justice, fairness, and compassion drives their mission to make expert legal help accessible to all.

No matter your situation, you deserve to be treated fairly at work—and Fosters Legal is here to ensure that happens. Contact them today for a consultation and discover how they can help you resolve your employment law issues with confidence and care.

[brandsmiths2025]

Intellectual Property Solicitors Trusted by Leading Global Brands

Our intellectual property solicitors are renowned for delivering expert legal services that protect and enhance the value of our clients’ brands. As the UK’s leading IP boutique law firm, we work closely with innovators, creatives, and entrepreneurs to safeguard their intellectual assets. Our tailored and commercially astute approach has earned the trust of some of the world’s most recognisable companies.

Unrivalled Expertise in Intellectual Property Law

We specialise in all facets of intellectual property, including trade mark registration, brand protection, copyright issues, design rights, and IP enforcement. Whether you're a start-up or a global corporation, our team of dedicated solicitors understands the intricacies of protecting innovation in fast-moving markets. We’re not just legal advisors — we’re strategic partners, helping you turn your intellectual property into a competitive advantage.

Comprehensive Trade Mark and Brand Protection

Our trade mark services are designed to help businesses build and protect powerful, distinctive brands. From conducting clearance searches and filing applications, to managing portfolios and handling oppositions, our solicitors provide full lifecycle support. Brandsmiths also excels at trade mark litigation, representing clients in disputes before the UKIPO, EUIPO, and courts at every level. Our success in high-profile trade mark cases reflects our litigation strength and brand expertise.

Litigation and Dispute Resolution with Impact

Brandsmiths’ litigation team is recognised for its effectiveness in resolving complex disputes. We take a dynamic, client-first approach, focusing on achieving results through strategic negotiation or litigation where necessary. Our track record includes landmark cases in the High Court and Court of Appeal, particularly in intellectual property, commercial, and reputation management matters. Our team is known for fighting hard, thinking smart, and staying agile in a competitive legal landscape.

Commercial and Corporate Support for Business Growth

Beyond IP, we offer robust legal support in commercial contracts, corporate transactions, and business structuring. From licensing agreements and joint ventures to mergers and acquisitions, our lawyers provide clear, commercially grounded advice. We work closely with clients across sectors like fashion, tech, sports, and media, ensuring that legal frameworks align with business goals and unlock value.

Specialists in Sport, Media & Entertainment Law

Our in-depth experience in sport, media, and entertainment sets us apart. We represent athletes, production houses, influencers, and digital platforms in high-stakes matters. From image rights and sponsorship deals to content protection and broadcasting, we understand the legal needs of those operating in fast-paced, high-profile industries. Our reputation in these sectors reflects our agility, discretion, and strategic thinking.

Conclusion

At Brandsmiths, we combine deep legal expertise with commercial intelligence to protect and elevate our clients’ most valuable assets. Our team of intellectual property solicitors and legal specialists is committed to excellence, innovation, and client success. Whether you need brand protection, dispute resolution, or strategic advice, Brandsmiths is the trusted partner for the world’s most ambitious and iconic brands.

[immigrationbuddy]

Can You Buy a Property in Australia as a Visa Holder?

Australia is a highly desirable destination for property investment, offering a stable economy, strong real estate market, and high living standards. If you are a visa holder considering purchasing property in Australia, understanding the rules, regulations, and requirements is essential. While foreign investors, including visa holders, can buy property, there are specific restrictions and approval processes to follow. from a immigration agent australia

Can Visa Holders Buy Property in Australia?

Yes, visa holders can buy property in Australia, but the type of property you can purchase depends on your residency status and visa type. The Foreign Investment Review Board (FIRB) regulates property purchases by non-residents and temporary residents.

Buying Rules for Different Visa Holders

1. Temporary Residents (Including Business and Skilled Visa Holders)

Must apply for FIRB approval before purchasing a property.

Can generally buy new properties (off-the-plan) or vacant land for development.

Can buy an established property only if it will be used as their primary residence (not for investment or renting out).

Must sell the property if they leave Australia permanently (unless they become a permanent resident).

2. Permanent Residents and Citizens

No FIRB approval required.

Can buy new and established properties for investment or personal use.

Enjoy the same rights as Australian citizens in the real estate market.

3. Foreign Investors (Without Residency or Temporary Visa Holders Not Residing in Australia)

Can only buy new properties or vacant land for development.

FIRB approval is required.

Cannot purchase existing (established) residential properties unless involved in redevelopment to increase housing supply.

FIRB Approval Process

The Foreign Investment Review Board (FIRB) is responsible for approving property purchases by non-residents and temporary visa holders. The process includes:

Application Submission: Apply online through the Australian Taxation Office (ATO) website.

Application Fee: Fees depend on property value, starting from AUD 4,200 for properties up to AUD 1 million.

Processing Time: Typically takes 30-40 days.

Decision: If approved, purchase conditions must be met (e.g., using the property as a residence if buying an established home).

Additional Costs and Considerations for Visa Holders

1. Stamp Duty Surcharge

Many Australian states charge an additional foreign buyer surcharge on stamp duty, which can be up to 8% of the property price.

Check state-specific policies, as surcharges vary (e.g., NSW, VIC, and QLD have different rates).

2. Home Loan Eligibility

Visa holders may have limited mortgage options and may need a higher deposit (often 20-30%).

Some Australian banks offer loans to temporary residents, but interest rates may be higher.

3. Tax Obligations

Capital Gains Tax (CGT): If selling property in Australia, foreign owners are subject to capital gains tax.

Rental Income Tax: If renting out a property, visa holders must declare rental income and pay applicable taxes.

How to Buy a Property as a Visa Holder

Check Your Visa Restrictions: Determine if your visa type allows property purchases and what conditions apply.

Apply for FIRB Approval: If required, submit an application before signing a purchase contract.

Secure Financing: Contact Australian banks or lenders to explore home loan options.

Choose the Right Property: Stick to eligible property types (new builds, off-the-plan, or vacant land if required).

Work with Professionals: Engage a real estate agent, solicitor, and mortgage broker to navigate the process.

Complete the Transaction: Finalize the contract, pay required taxes and duties, and settle the purchase.

Conclusion

Visa holders can buy property in Australia, but it is essential to follow the rules set by the FIRB and state governments. Whether you're a temporary resident, permanent resident, or foreign investor, understanding the requirements, additional costs, and tax implications will help ensure a smooth purchasing process. If you plan to buy property in Australia, consulting a professional can help navigate legal and financial complexities.

[sydneyprepurchase]

Why Get a Building and Pest Inspection done?

The cost of a building and pest inspection is relatively small, when compared to the value of the property, the buildings and the cost associated with major unforeseen building repairs. Information is power when buying, selling and negotiating. While ‘Pre-purchase inspections’ make up the majority of our inspection work, our clients are wide ranging and include: buyers, sellers, agents, owners, tenants, builders, developers, banks, government departments, insurance companies and so on.

A Pest & Building inspection is considered to be a standard level of due diligence when buying or selling a property in NSW. Your Solicitor or Conveyancer will usually recommend that you obtain a report as part of the property purchasing process. Some vendors provide a pre-sale or vendor report with the contract of sale when taking their property to market. This is a clever pre-emptive approach for people selling. The presale report should outline issues upfront, so all interested parties are on the same page.

However, when making large decisions, it is highly advisable to conduct one’s own due diligence and engage an independent building & pest inspector. You would be surprised at the difference between reports on the same property. We hear this all the time from clients!

Read more: https://www.sydneyprepurchase.com.au/why-should-i-get-a-building-pest-inspection-3/