Find a Lender-Approved Local Conveyancer in Bedwas

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Selecting the right solicitor is the most important decision when it comes to your Bedwas conveyancing

Reasons to use our Bedwas conveyancing solicitors

  • 1 Solicitor conveyancing solicitors have extremely good personal connections with Bedwas selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 Retaining the services of a local Solicitor generally results in a more personal touch. Sometimes when dealing with a large conveyancing firm, your matter is handled by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 3 Low cost packages from online conveyancers might seem attractive. However, these companies are often based hundreds of kilometers away with little appreciation of the factors that impact property transactions in Bedwas
  • 4 Bedwas solicitor are the key to a successful Bedwas home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 5 The firms listed on our web pages have a mix of conveyancing lawyers, legal executives and support staff handling over one hundred thousand cases annually.

Examples of recent conveyancing in Bedwas since December 2022*

Recently asked questions about conveyancing in Bedwas

My grandmother passed away six months ago and as sole heir and executor I was left the property in Bedwas. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?

Where you plan to re-mortgage then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.

What does a local search inform me about the property we're purchasing in Bedwas?

Bedwas conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Bedwas conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (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.

I own a 4 bedroom Georgian house in Bedwas. Conveyancing practitioner represented me and Santander. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bedwas and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the work.

I am buying a new build house in Bedwas benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this deal as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the guidance of my in-laws I had a survey completed on a house in Bedwas ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend refuse to issue a mortgage on this type of property.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bedwas. Conveyancing will be smoother if you use a solicitor in Bedwas especially if they are accustomed to such properties in Bedwas.

Much to my surprise my conveyancing solicitor in Bedwas has requested from me personal identification documents stating that this forms part of his retainer as a conveyancer on the mortgage company Solicitor panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Bedwas

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Commercial Conveyancing solicitors in Bedwas regulated by the SRA

The firms listed below are a small selection of solicitors in Bedwas practicing in commercial conveyancing in Bedwas. This could include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • Caswell Jones, Portcullis House, 18 Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1JN
  • Owen & O'sullivan, 5 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU
  • T S Edwards & Son, 1 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU
  • Michael Leighton Jones & Co, Suite 3, Tredomen Innovation Centre, Tredomen Park, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7FQ
  • Janet L Jordan & Co, 8a Cardiff Road, Taffs Well, Cardiff, Cardiff, CF15 7RE

Residential Licensed Conveyancers in Bedwas regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Bedwas but also conveyancing throughout England and Wales.
  • Susan Cotter & Co, 63 Merthyr Road, CF14 1DD

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

  • Property lawyer instructed by the purchaser on acceptance of the offer
  • Examining the title unregistered or registered
  • Ordering Bedwas conveyancing searches with respect to the title
  • Assessing draft sale agreement and other documentation collated by the owner’s solicitor
  • Submitting questions with the vendor’s solicitor
  • Agreeing the wording of the sale contract
  • Considering the replies provided by the vendor to pre-exchange enquiries
  • Negotiating a Transfer document
  • Advising the buyer in respect of the mortgage offer: (if appropriate)
  • Drawing up and sending the buyer a report on title (that is; a breakdown of all findings on the property)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completing and submitting to HMRC the correct SDLT forms and payment
  • Registering the buyer and the home loan (where 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.