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Conveyancing in West Midlands Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 08/10/17

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

By road: The West Midlands are served by the M5, M6, M42 M69, A5, A38, A41, A45, A46 and A449. By rail: The biggest train stations in the West Midlands are Birmingham New Street, Birmingham International, Coventry, Dudley, Shirley, Stourbridge Town, Tipton, and Wolverhampton. By air: The West Midlands are closest to Birmingham Airport at 7 miles away from the centre of the county. In addition, Coventry Airport (21 miles) and East Midlands Airport (38 miles) can be easily reached from the same starting point.

Hospitals (representatives): City, Dudley Road, Birmingham, B18 7QH West Midlands, Colman Hill, Halesowen, B63 2AH Solihull, Lode Lane, Solihull, B91 2JL Russells Hall, Pensnett Road, Dudley, DY1 2HQ Queen Elizabeth, Mindelsohn Way, Birmingham, B15 2TH University Hospital Coventry, Clifford Bridge Road, Coventry, CV2 2DX New Cross, Wolverhampton Road, Heath Town, Wolverhampton, WV10 0QP.

Council: West Midlands Combined Authority (www.birmingham.gov.uk).

Attractions: Coventry Transport Museum, Birmingham Back to Backs, Barr Beacon, Black Country Living Museum, Blakesley Hall, Walsall Leather Museum, Cadbury World, National Motorcycle Museum, National Sea Life Centre, Worcester and Birmingham Canal, Birmingham Bull Ring, Wolverhampton Art Gallery, and Barber Institute of Fine Arts.

Q.

We have found a buyer in Dudley and have a conveyancing quote from you. Will you be charging any additional fees later on?

Homeward Legal's solicitors never charge any hidden extra costs. Some solicitors only estimate conveyancing costs, with the extra costs and disbursements specified in the small print of the terms of engagement, meaning that you could pay much more when you complete than you had budgeted for. Homeward Legal’s quotes are transparent with the distinction between what comprises a solicitor fee and what constitutes a disbursement made absolutely clear, so you will always be in charge of your legal bill. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote backed up with our ‘No Move, No Fee’ guarantee.

Q.

If we are buying in the West Midlands, do we need to get a chancel search?

Your appointed property lawyer should confirm that a chancel search is needed, regardless of the parish in which the home being bought is located. In older areas of the West Midlands, chancel repair has the potential to be imposed on current owners of a home where church councils may have not done so in the past. Your solicitor will be able to advise you on suitable indemnity insurance to protect you.

Q.

Do the West Midlands include many designated conservation areas?

Conservation areas are neighbourhoods registered as being of historical or architectural merit. Widemarsh Common, Fellows Street and Granville Road are among the conservation areas in the West Midlands. A conveyancing lawyer will address the consequences of purchasing property in a conservation area, given the various restrictions that might be imposed on you as a consequence.

Q.

Is contaminated land a problem in the West Midlands?

Land at properties in the West Midlands may be contaminated by a broad range of factors, such as mining, waste management sites and historical and current agricultural or industrial use. An environmental search ordered by your solicitor will give more data, which will be detailed in the report on title.

Q.

If we were to read up on handling the legal work as buyers and sellers in the West Midlands, would it be practical to do the conveyancing ourselves?

Legally speaking, there are absolutely no arguments why a home-buyer shouldn't manage the bulk of the legal and technical work for the purchase unaided. That said, a lawyer in the West Midlands handles a large number of assignments (including liaising with the insolvency office for k15 entries or locating planning documents), many of which are better done by someone who is a qualified professional. Without a property lawyer, you are more likely to incur delays and put the whole transaction in jeopardy. Call our professional conveyancers on 0800 038 6699 for your free, fixed-fee quote and to talk through your concerns.

Q.

Should I get a local property surveyor to check for defects affecting our West Midlands house purchase?

It is strongly recommended that buyers in the West Midlands order a property survey. Numerous defects can have a thoroughly negative impact on a property (including blocked drains or poor ventilation creating mould), and issues such as these are not investigated as part of the conveyancing

itself. It therefore makes sense for you to organise a chartered surveyor to check over the property so you know what you are buying.

Q.

To complete on our purchase in the West Midlands ASAP, can we ensure fast conveyancing from Homeward Legal?

Primarily, what is key to fast conveyancing is appointing a proactive, communicative and diligent lawyer. You should also consider the following questions when selecting your legal representative:

  • Did you experience any delays when requesting a quote?
  • Do they use email as the preferred mode of communication?
  • Will they work on a 'no sale, no fee' basis?

At Homeward Legal, our solicitors are chosen because of their speed-driven, proactive methods, supported by the very latest case management and information systems. They will always use the latest communication methodologies rather than relying on traditional letter-writing, which incurs days of delays, and will actively talk to everyone in the entire property chain to remove any hurdles. Try our quote calculator or call us on 0800 038 6699 for a fixed-fee quote with our ‘No Move, No Fee’ guarantee.

Q.

How will a lawyer advise us on the risk of local flooding in the West Midlands area for a Sixties property we want to buy?

A residential property conveyancer will order standard set of conveyancing searches for your property, which incorporates an environmental search. The results of this search will include data on the flood-risk level in the West Midlands area. Should that risk be deemed significant, your lawyer can organise a more in-depth flood search, which is a disbursement passed on to you at cost.

Q.

Property conveyancing searches may be fine but considering recent events e g the extensive flooding in 2012 in the Midlands are they comfort enough to ascertain enough about the West Midlands flood risk area?

A.

Flood risk searches handled by the lawyer in West Midlands should also include the more rigorous flood search if the risk is deemed significant.

If you remain still anxious you can approach a neighbour or local resident.

Q.

I f I read up on handling the legal work as a buyer and seller of a home. Might it be practicable to take care of DIY conveyancing ourselves?

A.

Legally speaking there are absolutely no arguments why a home buyer shouldn't engage in the bulk of the legal and technical work unaided. That said, a lawyer inthe West Midlands handles a large array of assignments including liaising with the insolvency office for k15 entries or locating planning docs many of which are better done by someone with a qualified professional.

Q.

Does the West Midlands include many designated conservation areas?

A.

Conservation areas qualify neighbourhoods registered as being of historical merit. Widemarsh Common, Fellows Street and Granville Road are among the conservation areas in the West Midlands. A conveyancing lawyer will address the consequences of purchasing property in a conservation area.

Q.

Is a Local Authority search a fee or a disbursement?

A.

Unscrupulous firms pass off extra costs as necessary disbursements. It may be unclear whether a cost is a disbursement or not, and if it ought to be included. This charge is a disbursement not a fee, meaning the conveyancing solicitor passes on the charge at cost.

Q.

West Midlands property solicitors order standard property when instructed by a property purchaser - what actual searches?

A.

If you are getting a mortgage the lender insist that at least these searches - Local Authority (personal or official), Drainage and Water Search (CON29DW) and Environmental and perhaps special local West Midlands searches for instance Chancel Repair Liability Search.

Q.

We are purchasing a home in the West Midlands. Should we get a chancel search?

A.

The property lawyer should confirm that a chancel search be ordered, regardless of the parish in which the home being purchased is located. In older areas of West Midlands, chancel repair has the potential to be imposed on current owners of a home where church councils may have not done so in the past.

Q.

Are there many mortgage lenders with West Midlands offices?

A.

Most lenders in the West Midlands are on our panels. Local mortgage lenders and brokers include IMA, 13 Waterloo Rd, Wolverhampton, WV1 4DJ, Warndon Mortgage Services, 27 Lilac Rd, Dudley, DY1 4ER, and Goldthorn Mortgage & Insurance Service Ltd, 339A Rookery Rd, Handsworth, Birmingham, B21 9PR.