It has taken forever and a day but a mortgage agreement from HSBC for the remortgage of my 4 bedroom apartment is due by the end of next week. Are you able to recommend a low cost conveyancing law firm in Dudley?

You are on the wrong site if you are in need of cut-price fees for conveyancing solicitors in Dudley. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers teasing you with £100 conveyancing in Dudley. The optimum outcome, in choosing a lawyer for cheap conveyancing, you will receive what you pay for and at worst you will end up spending a lot in additional fees and still not get the service required.

We are buying a flat and need a conveyancing solicitor in Dudley who is on the Lloyds solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Dudley.

My home in Dudley is up for sale and I have a purchaser. Will the property lawyer need to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.

There are plenty of conveyancing solicitors in Dudley but how do I know who I should use?

It would be unwise to be seduced by the lowest Dudley conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

is it true that all Dudley conveyancing solicitors on the TSB conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

Intending to buy a flat in Dudley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dudley property lawyer is on the Co-operative conveyancing panel.

I would like to sublet my leasehold flat in Dudley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A small minority of properties in Dudley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Dudley Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

In the main the outlay for major works are not included within maintenance charges, although some managing agents in Dudley obliged leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. Best to be warned whether redecorating or some other major work is coming up to be shared between the leasehold owners and will materially increase the the service fees or require a specific invoice. This information is useful as a) areas may result in problems in the building as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the managing agents you will want to know about it