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Conveyancing in Stourbridge Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 11/10/17

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

By road: Stourbridge is served by the A449, A458 and A491. By rail: The nearest train station is Stourbridge Junction. By air: Stourbridge is closest to Birmingham Airport (30 miles), Coventry Airport (44), and Gloucestershire Airport (46).

Hospital: Corbett, Vicarage Road, Stourbridge, DY8 4JB. Council: Dudley Metropolitan Borough (www.dudley.gov.uk).

Attractions: Kinver Edge Rock Houses, Ruskin Glass Centre, Mary Stevens Park, The Lace Guild, Red House Glass Cone, and Hogley Hall.

Q.

What makes sales-conveyancing in Stourbridge appear so drawn out?

The legal work involved in buying or selling any Stourbridge property will occasionally take more time than originally planned. At Homeward Legal, however, we strive to diminish the burden of these delays whenever possible by using fast search providers, while our solicitors are incentivised to complete all tasks quickly without compromising on the service we provide for you. 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. All our quotes are backed up with a ‘No Move, No Fee’ guarantee.

Q.

Which searches will a property lawyer conduct when acting on a Stourbridge home?

The standard legal procedure is to obtain these searches: a Local Authority (council); a Water and Drainage Search (Con29DW); an Environmental and Limestone Search. In addition, your property may require less common searches, such as a SIM Search, which will be dependent on its location and whether you are supplementing your funds with a mortgage.

Q.

Our mortgage lender is Hinckley and Rugby Building Society; what do I need to consider?

A small number of lenders have now reduced the size of their 'solicitor panel', which may result in increased conveyancing costs for property-buyers, as they pass on their legal bill associated with providing a mortgage. Homeward Legal, however, can act on behalf of all large mortgage lenders, thus preventing your bill from increasing unexpectedly. To find out more, call our experts on 0800 038 6699 for your fixed-fee conveyancing quote.

Q.

How does a solicitor advise us on the potential risk of local flooding around Stourbridge?

A crucial step in the conveyancing protocol of purchasing a property involves the solicitor carrying out conveyancing searches that provide certain details with regard to the historical flood-risk in Stourbridge. As an additional measure, and if the results of that preliminary search dictates it, your conveyancing solicitor could advocate a more detailed (e.g. Homecheck) specialist flood-search.

Q.

We need to complete our house purchase in Stourbridge as soon as possible; how do we organise fast conveyancing?

It is a well-established fact that instructing a proactive and experienced solicitor as early as possible is crucial to speeding up the conveyancing transaction. Homeward Legal’s solicitors provide this as a standard service and use cutting-edge computer systems, integrated with various bodies such as the local authority, HMRC and the Land Registry, in order to push forward a fast transaction. Beyond that, there are various jobs that you, as the buyer, can also do, including:

  • clarifying your mortgage lender's requirements
  • responding to your solicitor by phone, fax or email, wherever possible
  • encouraging your solicitor to carry out searches promptly
  • Completing and returning any forms as soon as you receive them
Q.

The property-seller has fitted windows on the flat, which we think may overstep the Stourbridge High Street conservation area rules; what are our options?

A conveyancing solicitor will make enquiries to determine if the property is inside a conservation area and, should that be confirmed, whether any modifications have the essential permissions from the Dudley Metropolitan Borough authority. In the event that no suitable

consents can be provided, your solicitor will advise all the options open to you, which may include getting an indemnity policy (to cover future requests to remove or revert the changes) or requesting retrospective permission from the planning authority.

Q.

We plan to purchase a home in Halesowen; will a chancel search be required?

The solicitor instructed to handle the transaction might recommend that a chancel search is taken out. In Stourbridge's much older areas, chancel repair has had the potential to be imposed on the owners of a residence where Parochial Church Councils have previously chosen not to do so. Even if liability is unlikely, indemnity insurance is a sensible precaution. Talk to your solicitor to obtain more advice on the steps you can take.

Q.

Will our conveyancing quote in Stourbridge result in any hidden costs being charged later?

Unfortunately, buyers must be on their guard for considerable extra costs hidden in small print of the terms of engagement of a number of solicitors’ firms. You should be aware that some solicitors' firms will give a low estimate, not an accurate quote, which makes the resultant quote look understandably attractive. The final bill you receive may be much more than you had expected or budgeted for. However, at Homeward Legal, we never hide any extra charges. Our clear quotes provide the distinction between fees and disbursements, so you are always in control of your legal bill. Why not give our waiting team a call on 0800 038 6699 for your fixed-fee quote protected by our ‘No Move, No Fee’ guarantee? Or try our online quote calculator.

Q.

Our mortgage lender is Hinckley and Rugby Building Society, what do I need to consider?

A.

A small number of lenders are now reducing their 'solicitor panel', which may result in increased conveyancing costs for property buyers. Homeward Legal, however, can act on behalf of all large mortgage lenders.

Q.

Conveyancing searches may be standard procedure but considering current events such as the major flooding last year in the Midlands are they actually good enough to confirm enough about the Stourbridge area flood risk?

A.

Flood searches conducted by your Stourbridge property lawyer should also include the more rigorous Landmark flood search if the risk warrants it.

You might be able to speak to a local resident to gain further insight.

Q.

What environmental concerns can contaminate land in Stourbridge, and are they checked for thoroughly?

A.

Residential property in Stourbridge could be contaminated by a broad range of factors caused by man and by nature, such as military land. An environmental search can provide much more clarity.

Q.

What is the council tax on a Thirties converted house in Stourbridge?

A.

Frequently a conveyancing report on title should give information the appropriate Dudley council tax band. Up-to-date charges for Stourbridge are published on the Dudley local authority site. On 30/12/2012 band rates are:

  • Band A - £848.00
  • Band B - £990.00
  • Band C - £1,131.00
  • Band D - £1,273.00
  • Band E - £1,555.00
  • Band F - £1,838.00
  • Band G - £2,121.00
  • Band H - £2,545.00

Q.

The property seller has fitted windows on the flat which may overstep the Stourbridge High Street conservation area rules.

A.

A conveyancing solicitor will make enquiries to confirm if the property is inside a conservation area, and if so whether any modifications have essential permissions from the Dudley authority. In the event that no suitable consents can be provided, your solicitor will advise you of all options which may include getting an indemnity policy or requesting retrospective permission from the planning authority.

Q.

Would getting a building survey be required if we are buying a property, irrespective of its condition?

A.

The Royal Institution of Chartered Surveyors firmly suggest that you order a RICS survey. Buyers should be aware that there are many issues that will impact a property, which will not be addressed during a property valuation, for example cracks in walls or subsidence.

Q.

We are purchasing a residence in Stourbridge. Can we check that the residence is in a conservation area?

A.

Areas deemed to be of historic or architectural significance, such as mining villages, will be defined as conservation areas. Conservation areas in Stourbridge include Stourbridge High Street. Your property solicitor will be able to provide more details and address the consequences of purchasing property in a conservation area.