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Conveyancing in Erdington Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

Transport and public service information if you’re buying or selling residential property in Erdington -

By road: Erdington is served by the M6, A452 and A4040. By rail: The nearest train station is Erdington. By air: Erdington’s proximity to Birmingham means that there are several airports accessible from the town, including: Birmingham Airport (11 miles), Coventry Airport (23), Wolverhampton Halfpenny Green Airport (25), East Midlands Airport (39), and Leicester Airport (46 miles).

Hospital: Highcroft, Reservoir Road, Erdington, B23 6DW. Council: Birmingham City (www.birmingham.gov.uk).

Attractions: Erdington Abbey, Villa Park Stadium Tour, Short Heath Park, Sutton Park National Nature Reserve, and Brookvale Park.

Q.

Might the quote for the conveyancing in Erdington incorporate any hidden fees?

No. Homeward Legal will not charge any additional fees because we operate a fixed-fee system matched with our ‘No Move, No Fee’ guarantee. Be aware that some solicitors do not give accurate quotes, only estimates, meaning that you could pay much more when you complete. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert team on 0800 038 6699.

Q.

Do you need to get searches for chancel liability if I am buying in Erdington?

Repair costs resulting from chancel liability can total hundreds of thousands of pounds. Terms used in a property's name, like 'abbey' or ‘priory’, may indicate chancel liability. The solicitor handling your conveyancing will confirm that a chancel search is appropriate and whether you might benefit from an indemnity insurance policy. Ecclesiastical properties in Erdington where a chancel search may be applicable include:

  • All Saints’, George Road, Birmingham, B23 7QB
  • St. Barnabas’, High Street, Birmingham, B23 6SY
  • St. Chad’s, Stoneyhurst Road, Birmingham, B24 8HA
Q.

What will the property lawyer do if the Erdington flat we are buying is in a conservation area and has illegal window frames?

Your solicitor will make enquiries to establish if the property is within a conservation area and whether any alterations have the appropriate permission. In the event that no suitable consents are available, your Erdington conveyancer will inform you of all the options available to you (e.g. taking out an indemnity insurance policy, or getting retrospective permission from Birmingham planning authority).

Q.

How much is the council tax on a detached house in Erdington?

The solicitor will establish your property’s precise council tax band with Birmingham City council and set out the information in the report on title. The up-to-date charges for homes in Erdington are set out in detail online at the Birmingham council website. For the 2017/2018 tax year, Erdington’s council tax charges are:

  • Band A - £958.96
  • Band B - £1,118.79
  • Band C - £1,278.62
  • Band D - £1,438.45
  • Band E - £1,758.11
  • Band F - £2,077.76
  • Band G - £2,397.41
  • vBand H - £2,876.90

Retrieved on 24 March 2017

Q.

For a fast exchange and completion on the purchase of a £287,000 property in Erdington, how can we accelerate the process?

Most importantly, instructing a proactive, diligent lawyer, like the ones we have on our panels at Homeward Legal, is crucial to a fast completion. There are also several tasks that you as the buyer can do to get moving sooner. These include:

  • arranging your mortgage offer early
  • keeping in regular contact with the solicitor and applying pressure if you suspect any unnecessary delays
  • completing and returning all forms as soon as possible
  • Q.

    How does the property lawyer report back on the risk and history of local flooding in the Erdington region?

    A key part of the legal process carried out when buying a property involves the solicitor applying for conveyancing and environmental searches that provide you with details regarding the flood-risk in the Erdington area. Should that result indicate a significant level of risk, a more in-depth flood search can be ordered by your solicitor.

    Q.

    How long will it take my property lawyer to complete the legal formalities on a flat we are intending to purchase in Erdington?

    Conveyancing is a largely unpredictable exercise and can take anywhere from one month to twelve weeks. The length of time it takes can be affected by various things (for example, the speed of the seller's property solicitor, or whether the property is leasehold, freehold or share of freehold). However, if your solicitor is prepared to work hard to remove obstacles and mitigate the effects of issues as they happen, like the solicitors on Homeward Legal’s panel, then the time taken will be shorter. At Homeward Legal, we target completion within a maximum of six weeks.

    Q.

    We think our lender will be Skipton Building Society, but what will we need to know before committing to them?

    In some cases, lenders have opted to reduce the size of their 'solicitor panel'. For property buyers, this can result in significantly increased legal costs, because they will pass on their costs if additional legal work is required in the process of sorting out your mortgage. Homeward Legal will act on behalf of the vast majority of mortgage lenders, thereby ensuring that no extra costs will be passed on to you. To discuss your needs and to obtain your free, fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

    Q.

    The lender will be Skipton Building Society - what will I need to know?

    A.

    In some cases, lenders have opted to reduce the size of their 'solicitor panel'. For property buyers, this can result in significantly increased legal costs. We will act on behalf of the vast majority of mortgage lenders.

    Q.

    How much is the council tax on a detached house in Erdington?

    A.

    Usually the conveyancing report on title will give information the Birmingham council tax band.

    The correct charges for homes in Erdington are set out in detail online at the Birmingham council website. As at, 15/08/2012, rates are as follows:

    • Band A - £841.00
    • Band B - £981.00
    • Band C - £1,121.00
    • Band D - £1,261.00
    • Band E - £1,542.00
    • Band F - £1,822.00
    • Band G - £2,102.00
    • Band H - £2,522.00

    Q.

    What are Erdington property searches?

    A.

    Searches are a typical pack of queries carried out on behalf of the party intending to buy the property. Searches are not surveys and do not include information relating to a property's structure.

    Q.

    What specific property conveyancing searches does a Erdington property lawyer do on a Erdington building?

    A.

    Standard procedure is to get Local Authority (personal or official), Drainage and Water Search (CON29DW or personal), Environment Search and Limestone Search as well as any less common searches, which might include HS2 report.

    Q.

    I have read about doing your own conveyancing when selling a maisonette , Would it be sensible to enact the legal conveyancing process on our own?

    A.

    Legally speaking there are absolutely no arguments at all why you cant apply this approach and do the legal work yourself. In reality however, a solicitor in Erdington takes care of a large number of skilled tasks such as interpreting replies to enquiries or interpreting planning contraventions some of which are more safely handled with appropriate a skilled professional.

    Q.

    What should we do regarding arsenic (As) soil contamination in Erdington?

    A.

    Erdington's local area has a history of contamination from industrial or agricultural, like much of the UK. Various bodies hold data on land contaminants affecting Erdington, including local authorities.

    Q.

    Might fees for the conveyancing incorporate any hidden fees?

    A.

    No. Homeward Legal will never charge any hidden costs under any circumstances. Some solicitors only estimate conveyancing costs, meaning that you could pay much more when you complete.