Find a Lender-Approved Local Conveyancer in Aberbargoed

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

You can try and find the cheapest conveyancing solicitors in Aberbargoed but be careful as you may get what you pay for.

5 reasons to use our service to help you find a local conveyancing solicitor in Aberbargoed

  • 1 The Aberbargoed conveyancing practitioners that are listed are committed to supplying value for money, efficient and accessible conveyancing service to purchasers, sellers and remortgagors in Aberbargoed
  • 2 Personal touch together with pure property expertise are key benefits that you should look for when choosing conveyancing solicitors. Aberbargoed conveyancing can become a lot more stressful as a result of lack of transparency between all the parties. The lawyers we work with strive to make sure that communication channels are open and act on arising issues and developments expeditiously.
  • 3 Retaining the services of a high street Solicitor on the whole results in a more personal touch. Sometimes when dealing with a large conveyancing firm, you tend to be looked after by a team of people who who update you by determining whether the ‘computers says no’.
  • 4 Lawyer conveyancing lawyers have excellent personal connections with Aberbargoed selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Peace of mind comes when you choose the very best, most recommended conveyancing solicitors. Aberbargoed has a number to choose from, but for a truly dependable and reliable service many local people have been use the endorsement of this site.

Examples of recent conveyancing in Aberbargoed since August 2021*

Disposal

of detached residence property, Lewis Crescent, CF81 8JU completing on 19/08/2021 at a price of £163,950. The legal transfer of property incorporates some of the following tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, sending title deeds and signed transfer to purchaser’s conveyancer

Recently asked questions about conveyancing in Aberbargoed

Am I correct in assuming that the fact that my solicitor in Aberbargoed is not on my mortgage company's solicitor panel that there is a problem with the quality of her work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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 lawyer 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 simply call the Aberbargoed conveyancing practice and enquire why they are no longer on the approved list for your bank.

I am buying a house for cash in Aberbargoed. I have lived for the last 15 years in Aberbargoed. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

Provided that you do not need a mortgage, then almost all of the Aberbargoed conveyancing searches are non-obligatory. Your conveyancer will 'advise', no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. One thing to take into account; if you are likely to dispose of the house at a future date, it will likely be be of importance to your future buyer what the searches determine. Sometimes premises with day to day issues can still show up unexpected search results. A competent conveyancing solicitor in Aberbargoed will be able to give you some helpful advice concerning this.

Are all Aberbargoed Conveyancing Quality Solicitors on the Barclays conveyancing panel?

It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

When it comes to lenders such as RBS, do Aberbargoed conveyancing practitioners have to pay a fee to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

The formalities of my remortgage has taken place for my property in Aberbargoed. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I'm converting the mortgage on my primary home to a buy to let mortgage with Godiva Mortgages Ltd and intend to use the remaining equity as a deposit on another house. The location we are talking about is Aberbargoed. Will your solicitors be able to act for the two mortgage companies and link together the transactions?

Do use our comparison tool on this site to be sure that the conveyancers are on the appropriate lender panels. Having checked that they are the solicitor will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and make clear your desired outcome and requirements.

My fiance and I may need to rent out our Aberbargoed 1st floor flat temporarily due to a career opportunity. We used a Aberbargoed conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Aberbargoed 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 dictates 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 permission.

Leasehold Conveyancing in Aberbargoed - Examples of Queries Prior to buying

    The prefered form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this situation the leaseholders have control and although a managing agent is frequently employed if the building is larger than a house conversion, the managing agent is directed by the tenants. What is the name of the managing agents?

What is the average legal costs for conveyancing in Aberbargoed?

The average fee last year for conveyancing in Aberbargoed was just over one thousand four hundred and fifty pounds not including Land Tax and HM Land Registry charges.

Last updated

Sample of conveyancing solicitors in Aberbargoed regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Aberbargoed but also conveyancing throughout England and Wales.

  • 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
  • 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

Commercial Conveyancing solicitors in Aberbargoed regulated by the SRA

The list below is a small selection of solicitors in Aberbargoed specialising in commercial conveyancing in Aberbargoed. This could include advice on granting a lease to a commercial tenant
  • 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

Typically, Aberbargoed conveyancing for a purchase has some of the following tasks

  • Solicitor instructed by the purchaser on acceptance of the offer
  • Examining the title unregistered or registered
  • Undertaking Aberbargoed searches with respect to the title
  • Reviewing draft contract and other papers supplied by the seller’s conveyancer
  • Submitting queries with the seller’s conveyancer
  • Agreeing the wording of the purchase agreement
  • Examining replies given by the vendor to pre-exchange enquiries
  • Agreeing the wording for a Transfer document
  • Advising the purchasing in respect of the mortgage offer: (if appropriate)
  • Preparing and sending the purchaser a report on title (that is; summarising to the purchaser on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then completion of the purchase
  • Preparing and submitting to HMRC the appropriate stamp duty forms and payment
  • Dealing with the registration procedures for the change in ownership and the mortgage (if applicable) at the Land Registry.

*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.