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FACT : Aberbargoed Conveyancing Solicitors Know more about Conveyancing in Aberbargoed

Reasons to use our Aberbargoed conveyancing solicitors

  • 1 The Aberbargoed conveyancing firms that we work with are dedicated to supplying the most cost, efficient and transparent conveyancing service to purchasers, sellers and remortgagors in Aberbargoed
  • 2 The accumulation of transactions means that Aberbargoed solicitor have established very good working relationships with Aberbargoed local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of undertaking your conveyancing in Aberbargoed.
  • 3 Aberbargoed lawyer are the key to a successful Aberbargoed conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your transaction
  • 4 Aberbargoed solicitors work in conjunction with Aberbargoed estate agents, house builders, surveyors, banks and other professionals to ensure that the highest level of service is offered to clients every step of the way, helping make the process as straightforward as possible
  • 5 Using a local Solicitor generally results in a more bespoke service. Sometimes when dealing with a an online conveyancing factory, your matter is handled by a team of people who who update you by reading from their computer screens.

Examples of recent conveyancing in Aberbargoed since October 2024*

Recently asked questions about conveyancing in Aberbargoed

We have very brash vendors who has insisted on a preliminary agreement with a non-refundable deposit 10k. Are such contracts generally advanced for Aberbargoed conveyancing transactions?

This type of agreement isn't frequently used in Aberbargoed, conveyancers will often direct clients away from them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the proprietor has signed an exclusivity agreement they will sell to you. They may be tempted to break the agreement if they are offered a big enough offer to do so because an aggrieved party with the benefit of a lockout agreement will still have to establish consequential losses from the breach and this may not equalise the financial upside that the owner may obtain by breaching the agreement, however morally condemnable it undoubtedly is.

A friend advised me that in buying a property in Aberbargoed there may be a number of restrictions prohibiting external changes to the property. Is this right?

We are aware of a number of properties in Aberbargoed which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Aberbargoed should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Last month we had a mortgage agreed in principle with HSBC. Aberbargoed conveyancing solicitors were instructed. How long does it take for HSBC to issue the offer to the conveyancing practitioner?

There is no definitive answer here. Have HSBC completed the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am currently in the process of buying my council flat in Aberbargoed. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Should our lawyer be making enquiries concerning flooding as part of the conveyancing in Aberbargoed.

Flooding is a growing risk for lawyers conducting conveyancing in Aberbargoed. Some people will acquire a house in Aberbargoed, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the buyer or by their solicitors which will give them a better appreciation of the risks in Aberbargoed. The standard completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out whether the premises has ever been flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer may commence a claim for damages as a result of such an inaccurate response. A purchaser’s solicitors may also commission an enviro search. This should indicate if there is a recorded flood risk. If so, additional inquiries should be made.

I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Aberbargoed for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Aberbargoed conveyancing specialists.

In searching the internet for the phrase conveyancing in Aberbargoed it reveals numerous conveyancersin the area. How do I determine which is the suitable solicitor for me?

The preferential method of choosing the right conveyancer is through a trusted testimonial, so seek the guidance of friends and those you trust who have acquired a property in Aberbargoed or the local estate agent or financial adviser. Fees for conveyancing in Aberbargoed vary, so it's advisable to secure at least four quotes from varying types of companies. Make sure that you clarify that the fees are fixed.

My husband and I have recently had an offer accepted on a house and had meeting on Wednesday with Leeds Building Society for the mortgage. They have informed me that when it comes to appointing a conveyancing practitioner that unless they are on their approved panel of conveyancing practitioners then we will have to pay out an extra charge of about two hundred pounds. This is is due to the fact that they would then have to appoint a conveyancer to act on their behalf as well as the one we choose to act on our behalf and we are liable for their fees. I have requested Leeds Building Society to supply me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?

Ask Leeds Building Society what their panel criteria is for a conveyancer.Then ask the lawyer of your choice whether they fit that criteria and have they acted on loans for Leeds Building Society before. Where the answer to those is yes, then just clarify this with Leeds Building Society. Alternatively please utilise our search tool and we should be able to identify a conveyancer in Aberbargoed on the approved list for Leeds Building Society.

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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 list below is a non-comprehensive list of solicitors in Aberbargoed practicing in commercial conveyancing in Aberbargoed. This could include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • 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

Transfer of Equity conveyancing 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:

  • Taking instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Following instructions from the bank (where applicable)
  • Negotiating the terms of the transaction
  • Preparing the Transfer or approving the Transfer deed
  • Negotiating adjustments to the the Transfer deed
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to the appropriate parties
  • Completing and submitting to HMRC the appropriate SDLT forms and payment
  • Registering the transfer of 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.