Awareness of local issues and concerns can mean the difference between a stress-free move, and a drawn-out and difficult process. Relevant and up-to-date area information is gathered by our Property Lawyers thanks to their network of Dudley contacts. In addition, areas of particular concern or relevancy to Dudley property are thoroughly investigated.

We have assisted home movers throughout Dudley, including Conveyancing in DY1, DY2, DY3, DY8.

Local Authority for Conveyancing and other searches:

Dudley Metropolitan Borough Council, Directorate of Law and Property, 5 Ednam Road, Dudley, DY1 1HL, Tel: 01384 815336

My solicitor is not on my Lender's panel - what do I do?

Lenders once permitted any solicitors' firm to join their panel. These panels were established so that firms could join and thereby perform legal work on mortgages on behalf of lenders. Increasingly however, lenders have lowered the number of firms which they will accept and allow to perform this work. If your lender does not accept your chosen solicitor, you must make a decision as to how to proceed; you can either select a different lender or solicitor. It is possible to continue with your original choices, but your lender will expect you to pay for the legal costs relating to the mortgage. Bear in mind that it is usually more efficient and less expensive for the same firm act for you and your lender. Issues to consider if you intend to swap to a firm on the panel:

• The second firm may have a different fee structure, or higher fees
• Work which the first solicitor has completed already may need to be paid for regardless of your decision.
• Your new conveyancing solicitor may have weaker local knowledge.

Looking for a mortgage lender with a branch in Dudley, West Midlands, try:

• NatWest Bank plc, 267, Castle St, DY1 1LJ - Tel: 0845 6002803
• Santander, 235-236, High St, DY1 1PQ - Tel: 0845 7654321
• Halifax, 15, Castle St, DY1 1LD - Tel: 01384 557919
• Santander Mortgages, 43 High Street, DY1 1NZ - Tel:

Conservation areas requiring proper consents:

All Saints, Sedgley, Brierley Hill High Street, Bumble Hole, Netherton, Castle Hill, Dudley, Church Road Oldswinford, The Coppice Coseley, Dudley Town Centre, High Street Stourbridge, Love Lane Oldswinford, Mushroom Green, Oak Street Coseley, The Village Kingswinford and Wollaston.

Risks associated with Contaminated Land

Contaminated land has a statutory definition, but the term is also used generally to cover a wide range of situations where a site has been suffered an ongoing detrimental impact as a result of its use, although, it may be the case that the local authority has not yet reviewed the site in question, or does not consider the statutory definition to apply. In such cases, this information will not be included in a local authority search, making an environmental search a necessity. Purchasers of new build property around Dudley should be aware that brownfield sites have increasingly been developed. In such circumstances, it is vital that your solicitor check that the correct clean up work has been carried out. When a search indicates that a home may be affected by contamination, your solicitor will recommend taking out insurance to cover potential costs or loss of value should any problems subsequently arise. The premiums are usually modest. Issues relating to contamination:

• Inhalation of hazardous dust or gases
• Exposure to lead, arsenic and other toxic materials
• Water pollution
• Buyers reluctant to complete their purchase

Landfill in Dudley:

• Dudley Zoo - The Bearpit, The Bearpit, Dudley Zoo, West Midlands, DY1 4QQ. The site has not been classified.
• Dudley M B C - Castlegate Landfill Site, Castlegate Landfill Site, Tipton Road, West Midlands, DY1 4RZ. The site has not been classified.
• Dudley Drop Forgings Ltd Landfill, Dudley Drop Forgings Landfill Site, Cochrane Road, West Midlands, DY2 0SF. The site has not been classified.
• Himley Wood Landfill Phase 3d, Himley Wood Landfill, Crooked House Lane, West Midlands, DY3 4DA. The site has been classified as hazardous.
• Himley Wood Landfill, Himley Wood Landfill, High Arcall, West Midlands, DY3 4DD. The site has not been classified.