Find a Lender-Approved Local Conveyancer in Aberbargoed

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

There is a good reason why you won’t find people saying “if only I would have chosen a cheap national firm”! Go local - instruct a conveyancing solicitor in Aberbargoed

Reasons to use our Aberbargoed conveyancing solicitors

  • 1 No matter what any other solicitors say it just might be necessary to visit your solicitor to execute documents. There are enough parties with an interest in a conveyancing transaction without needing to add the postman into the pot.
  • 2 Using a high street Solicitor generally means that you will receive a more personalised service. Sometimes when dealing with a large conveyancing firm, you tend to be looked after by a team of people who who progress matters by reading from their computer screens.
  • 3 The practices shown on our directory have a mix of conveyancing practitioners, legal executives and support staff handling thousands of conveyancing matters annually.
  • 4 Aberbargoed solicitors are likely to acquainted with the local Land Registry Office, Local Authority and estate agents
  • 5 Cut price packages from online conveyancers might be tempting. However, these organisations are often located hundreds of kilometers away with little appreciation of the factors that affect property transactions in Aberbargoed

Examples of recent conveyancing in Aberbargoed since May 2021*

Recently asked questions about conveyancing in Aberbargoed

My husband and I are intent on purchasing a leasehold flat in Aberbargoed. My property lawyer is not on the bank conveyancing panel. Am I still permitted to appoint my Aberbargoed conveyancing solicitor even though they are excluded from the lender approved list?

Your options include

  • Proceed with your chosen Aberbargoed conveyancer but your bank will need to instruct a solicitor from their conveyancing panel. This will result in additional cost and potential delay.
  • Choose a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
  • Convince your solicitor to do everything within their powers to get accepted on the bank’s panel of solicitors

Our Aberbargoed lawyer has uncovered a discrepancy between the information in the valuation report and what is in the legal papers for the property. My solicitor informs me that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

What can a local search tell me regarding the property I am buying in Aberbargoed?

Aberbargoed conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search plays an important role in many a Aberbargoed conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Aberbargoed is the location of the property. What do you suggest?

Flying freeholds in Aberbargoed are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberbargoed you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberbargoed may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I need to instruct a conveyancing lawyer in Aberbargoed for my remortgage. Can I review a solicitor's record with the legal regulator?

You may search for published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.

I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Aberbargoed. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

Most houses in Aberbargoed are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Aberbargoed in which case you should be shopping around for a Aberbargoed conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will appraise you on the various issues.

I invested in buying a leasehold flat in Aberbargoed, conveyancing was carried out 4 years ago. How much will my lease extension cost? Corresponding flats in Aberbargoed with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2088

With 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

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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 firms listed below are a small selection of solicitors in Aberbargoed practicing in commercial conveyancing in Aberbargoed. This will likely include advice on re-mortgaging commercial property
  • 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

Purchase 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.

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the premises
  • Conducting Aberbargoed conveyancing searches with respect to the property
  • Reviewing draft contract pack and other documentation supplied by the vendor’s lawyer
  • Raising questions with the owner’s lawyer
  • Negotiating the purchase contract
  • Analysing replies supplied by the seller to pre-contract enquiries
  • Agreeing the wording for the Transfer document
  • Guiding the purchasing in respect of the loan offer: (if applicable)
  • Preparing and sending the buyer a report on title (that is; reporting to the buyer on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Proceeding to exchange of contracts and then preparing for completion
  • Completion of and submitting to HMRC the correct SDLT forms and payment
  • Registering the change in ownership and the home loan (if relevant) 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.