Find a Lender-Approved Local Conveyancer in Aberbargoed

Ready to buy a new home? Find a law firm approved by your lender.

Our lawyers are committed to delivering the best property conveyancing to Aberbargoed vendors and purchasers

Logical reasons to let us help you select a local conveyancing solicitor in Aberbargoed

  • 1 The organisations listed on our directory have a mix of conveyancing solicitors, legal executives and support staff handling thousands of conveyancing matters each year.
  • 2 Property lawyer conveyancing firms have excellent personal links with Aberbargoed selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 This site is the first site offering you the ability to check that your conveyancing in Aberbargoed will be conducted by a conveyancer on your mortgage lender’s member panel.
  • 4 Retaining the services of a local Solicitor generally results in a more bespoke service. When using a large conveyancing firm, you tend to be looked after by a team of people who who update you by reading from their computer screens.
  • 5 The Aberbargoed conveyancing practitioners that we work with are dedicated to providing value for money, efficient and transparent conveyancing service to purchasers, sellers and investors in Aberbargoed

Examples of recent conveyancing in Aberbargoed since February 2022*

Recently asked questions about conveyancing in Aberbargoed

Is the fact that my solicitor in Aberbargoed is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Aberbargoed conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

How can we know in advance if a Aberbargoed conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Aberbargoed seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.

I'm in the process of viewing houses in Aberbargoed and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Kent Reliance.

It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.

I am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being a right pain. The Aberbargoed solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase a new build flat in Aberbargoed. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Aberbargoed

    Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I opted to have a survey completed on a house in Aberbargoed before instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders will not issue a loan on this type of premises.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Aberbargoed. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to retain a conveyancing solicitor for some conveyancing in Aberbargoed. I have land on a web site which seems to have the perfect answer If it is possible to get all this stuff completed via web that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

On the hunt for a conveyancing solicitor in Aberbargoed. I thought I had one sorted but they are not on the panel for Clydesdale. It would appear that these days most banks only allow conveyancing practitioners on their panel. Extremely annoying limiting the choice for the paying public. Please can you recommend a trustworthy Aberbargoed conveyancing practitioner that will assist us as well as represent Clydesdale?

The purpose of this site is restricted to being a directory service for conveyancing practitioners who want to be listed as being on the approved conveyancing panel for Clydesdale in certain areas such as Aberbargoed . We dont recommend any specific solicitor.

Last updated

Residential Landlord and Tenant Conveyancing solicitors in Aberbargoed

The list below is a small selection of solicitors in Aberbargoed specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Court proceedings for possession

  • Michael Leighton Jones Solicitors, 53 Hanbury Road, Bargoed, Mid Glamorgan, CF81 8XD
  • Gough Thorne Llp, 1 Hanbury Square, Bargoed, Mid Glamorgan, CF81 8QQ
  • P D Law Limited, 183 High Street, Blackwood, Caerphilly, NP12 1ZF
  • Michael Leighton Jones & Co, Suite 3, Tredomen Innovation Centre, Tredomen Park, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7FQ
  • Owen & O'sullivan, 5 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU

Commercial Conveyancing solicitors in Aberbargoed regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Aberbargoed practicing in commercial conveyancing in Aberbargoed. This will likely include advice on complex issues under the Landlord and Tenant Act of 1954
  • Michael Leighton Jones Solicitors, 53 Hanbury Road, Bargoed, Mid Glamorgan, CF81 8XD
  • P D Law Limited, 183 High Street, Blackwood, Caerphilly, NP12 1ZF
  • Granville-west Chivers & Morgan Incorporating G. Edward Williams & Son, Po Box 1, 182 High Street, Blackwood, Caerphilly, NP12 1YB
  • Michael Leighton Jones & Co, Suite 3, Tredomen Innovation Centre, Tredomen Park, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7FQ
  • T S Edwards & Son, 1 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU

Buying a home in Aberbargoed is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Conveyancer instructed by the buyer on acceptance of the offer
  • Checking the title unregistered or registered
  • Carrying out Aberbargoed property searches with respect to the property
  • Considering the draft contract and other papers forwarded by the vendor’s property lawyer
  • Raising enquiries with the seller’s property lawyer
  • Agreeing the wording of the purchase contract
  • Assessing replies prepared by the seller to pre-contract enquiries
  • Agreeing the wording for a Transfer document
  • Guiding the purchasing in respect of the mortgage offer: (where applicable)
  • Drafting and sending the purchaser a report on title (that is; summarising to the purchaser on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Completion of and submitting to HMRC the correct Land Tax forms and payment
  • Registering the change in ownership and the mortgage (if applicable) at the HMLR.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.