Birmingham Midshires redemption figures, and discharging the charge
Most of the claims risk on a redemption is in reading the statement rather than in obtaining it. This is what to read it for, and what to ask when it does not say.
- Minimum notice
- 5 working days
- Handbook reference
- Part 2 · 17.2.1a/b
- Birmingham Midshires Part 2 last changed
- 2026
- Years with a change
- 9 of the 10 to 2026
- Jurisdiction
- England & Wales
Part 2 of the UK Finance Mortgage Lenders' Handbook is amended by lenders without notice. Check the current version before relying on any requirement described here.
What Birmingham Midshires needs from you
The general position on a redemption statement is the same across the market. What differs is the lender's own requirement, and that sits in Part 2 of the UK Finance Mortgage Lenders' Handbook rather than in general guidance.
Request the figure at least five working days before the expected redemption date. Quote the expected repayment date, state whether you act for the borrower or hold their written authority, and list every mortgage account or roll number you are aware of.
Ask early enough to ask twice
Five working days is the minimum, and it is the minimum for a reason: if the completion date moves you need room to obtain a revised figure without holding up the chain. Treat it as the floor rather than the plan.
Say what your standing is
Birmingham Midshires is being asked to disclose the state of a customer's account. Say in the request whether you act for the borrower or hold their written authority, because a request that does not say is a request that comes back asking.
List every account you know about
One charge can secure more than one loan, and a figure raised against a partial list is a figure that leaves the charge in place. If the official copies suggest borrowing you cannot account for, ask about it in the same letter.
Make a cheque hard to misapply
Payable to Birmingham Midshires, with the mortgage account or roll number and the borrower's name on it. This is a fraud control rather than a formality, and it is also the difference between a payment that lands and one that sits unallocated.
Give a transfer something to match on
Send the account number, your firm name and your address with the remittance. An unmatched telegraphic transfer produces the delay the notice period was there to prevent, and it is a slow thing to unpick from the outside.
Four checks on a Birmingham Midshires redemption statement
Undertakings to discharge are a recurring source of conveyancer negligence claims, and most of that risk sits in reading the statement rather than in obtaining it. Do not stop at the redemption figure.
The wrong charge
The commonest version of this claim is a figure obtained against the right borrower and the wrong account. It is caught by reading the reference on the statement against the register entry, and by nothing else.
The incomplete figure
The second commonest is a figure that covers the original advance and not the further advance behind it. The charge stays on the register, the undertaking is unperformed, and it surfaces at the buyer’s registration rather than at yours.
The unstated assumption
A redemption figure is calculated on assumptions about the final month, and where those assumptions are not printed they still exist. Ask for them in writing. A client who cancels a direct debit on the wrong day inherits an arrears marker for something nobody explained.
The unexplained charge
Early and final repayment charges should be itemised, and the client should see the statement rather than your summary of it. A client who has read the statement can tell you it is missing a loan; a client who has read a summary cannot.
What follows a Birmingham Midshires redemption at HM Land Registry
The part of this that carries risk is priority rather than paperwork. A buyer's solicitor has a priority period, and a discharge that arrives after it has run leaves an application to be lodged against a register that has moved on. That is why the 1985 guidance from the Building Societies Association and the Law Society is still cited: seven days for the receipted mortgage or Form DS1, and notice of any likely delay so the application can be lodged in time.
Which route applies decides how long you are waiting. An electronic discharge reaches HM Land Registry from the lender's own system and the entries are usually cancelled on receipt, but it covers a discharge of whole only. An e-DS1 is submitted by the lender after it has the correct payment, and it is normally flagged on the redemption statement itself. A paper DS1 comes back to you.
Part 2 of the Handbook holds both answers for Birmingham Midshires: where the discharge and the repayment remittance are to be sent, and whether the lender deals with HM Land Registry directly. Read the current version rather than the one you remember, and send the discharge with the remittance on completion day rather than behind it.
Not a rhetorical instruction: Birmingham Midshires has changed its Part 2 in 9 of the 10 years to 2026, most recently in 2026. Counted from the Lexsure Part 2 change record, which holds the years a Part 2 was amended rather than what any amendment said. Part 2 is amended without notice, so the version to read is the current one whichever way that count goes.
Birmingham Midshires redemptions: questions conveyancers ask
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