Find a Lender-Approved Local Conveyancer in Bedwas

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Main reasons to use our service to help you choose a high street conveyancing solicitor in Bedwas

  • 1 Bedwas property lawyers have a significant advantage when it comes to Bedwas conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that can affect your sale or purchase
  • 2 Cut price packages from online conveyancers might seem attractive. However, these organisations are often based hundreds of miles away with little appreciation of the factors that affect property transactions in Bedwas
  • 3 Regardless alternative on-line conveyancers inform you it may be important to attend your conveyancer to sign contracts. Too many 3rd parties are already involved in a conveyancing transaction without having to add the postman into the mix.
  • 4 Retaining the services of a high street Solicitor on the whole means that you will receive a more personal touch. Sometimes when dealing with a an online conveyancing factory, you tend to be looked after by a team of people who who update you by determining whether the ‘computers says no’.
  • 5 The hallmark of our conveyancing solicitors in Bedwas is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the high standards of professionalism you would hope for.

Examples of recent conveyancing in Bedwas since May 2021*

Recently asked questions about conveyancing in Bedwas

In what way does my ID and proof of funds have anything to do with my conveyancing in Bedwas? What am I being asked for?

In order to comply with Money Laundering Regulations any Bedwas conveyancing firm will require proof of identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility account showing your correct address.

In accordance with Money Laundering Regulations, property lawyers are required to validate not only the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will lead to your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to inform the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.

This question may be naive but I am new to the home moving as a first time buyer of a two bedroom flat in Bedwas. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Bedwas?

On the day of completion you will not be required to go to the conveyancers office in Bedwas. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you will be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

is it true that all Bedwas solicitor firms on the Skipton conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

At last I have had an offer on an apartment in Bedwas agreed to, but there is a chain. The owners have put an offer on somewhere, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Bedwas. What do I do now? When should I get the mortgage application with UBS started?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Bedwas conveyancing search fees, etc). First, you must ensure that your conveyancer is on the UBS approved list. As to the next steps this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. During a rising market the majority of home buyers would apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they pay their lawyer to press on with the conveyancing in Bedwas.

I have todaydiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Bedwas for a purchase of a leasehold flat 9 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 premises is registered to you, you can make 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 Bedwas conveyancing specialists.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Bedwas I like with open areas and railway links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Bedwas in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

What are the frequently found problems that you witness in leases for Bedwas properties?

There is nothing unique about leasehold conveyancing in Bedwas. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:

    A duty to insure the building A provision to repair to or maintain parts of the property

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Bank of Scotland, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I inherited a 1 bedroom flat in Bedwas, conveyancing having been completed November 2004. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Bedwas with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2095

With 74 years unexpired the likely cost is going to be between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Me and my wife have just had an offer accepted on a house and had meeting on Tuesday with the Post Office for the mortgage. They have informed us that when it comes to appointing a conveyancing practitioner that if they are not on their approved list of property lawyers then we will incur an additional fee of £250+. This is because they would then have to select a solicitor to act for them as well as the one we select on our behalf and we assume responsibility for their costs. I have requested the Post Office to provide me with a list so I can seek estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?

You can enquire of the Post Office what their panel criteria is for a solicitor.Thereafter ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for the Post Office previously. If the answer to those is yes, then just clarify this with the Post Office. Another option is to use our search facility and we should be able to locate a conveyancer in Bedwas on the approved list for the Post Office.

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Sample of conveyancing solicitors in Bedwas regulated by the SRA

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

  • Evans & Greaves Ltd, 5 Piccadilly Square, Caerphilly, Mid Glamorgan, CF83 1PB
  • Caswell Jones, Portcullis House, 18 Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1JN
  • Costley & Partners Solicitors, 93, Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1WS
  • Renders Solicitors, 51 Charlock Close, Thornhill, Cardiff, South Glamorgan, CF14 9FF
  • Owen & O'sullivan, 5 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU

Residential Landlord and Tenant Conveyancing solicitors in Bedwas

The firms listed below are a small selection of solicitors in Bedwas specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on service charge disputes and the right to manage

  • Evans & Greaves Ltd, 5 Piccadilly Square, Caerphilly, Mid Glamorgan, CF83 1PB
  • 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
  • Michael Leighton Jones & Co, Suite 3, Tredomen Innovation Centre, Tredomen Park, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7FQ
  • Youngs, 52 Station Road, Llanishen, Cardiff, Cardiff, CF14 5LU

Residential Licensed Conveyancers in Bedwas regulated by the CLC

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

*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.