Find a Lender-Approved Local Conveyancer in Cross Keys

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

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

Main reasons to use our service to assist you find a high street conveyancing solicitor in Cross Keys

  • 1 Lawyer conveyancing firms have very good personal links with Cross Keys estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 There is a better than average chance that the the conveyancers for the other party have offices in Cross Keys - if so sets of solicitors are likely to be on good working terms
  • 3 The mark of a good conveyancing solicitor in Cross Keys is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the high standards of professionalism you would hope for.
  • 4 The organisations identified on our directory have a mix of conveyancing lawyers, legal executives and support staff handling over one hundred thousand cases each year.
  • 5 The Cross Keys conveyancing practitioners that are listed are dedicated to supplying value for money, efficient and transparent conveyancing service to borrowers, sellers and remortgagors in Cross Keys

Examples of recent conveyancing in Cross Keys since June 2021*

Recently asked questions about conveyancing in Cross Keys

I am selling my apartment in Cross Keys and the estate agent has just called to say that the buyers are swapping property lawyer. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Cross Keys ?

Banks have always had an approved set of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Banks attribute this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Cross Keys. My lender is The Mortgage Works

The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/9/2021, the requirements read as follows :

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Cross Keys?

Its becoming the norm that commercial conveyancing solicitors in Cross Keys will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Cross Keys. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cross Keys.

For each commercial conveyancing transaction in Cross Keys it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Cross Keys commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Cross Keys.

It has been 4 months following my purchase conveyancing in Cross Keys concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing a new build house in Cross Keys benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of additionals instead. The estate agent told me not inform my conveyancer about the side-deal as it would adversely affect my mortgage with the lender. Should I keep quiet?.

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.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Cross Keys. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Cross Keys are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Cross Keys in which case you should be looking for a Cross Keys conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will appraise you on the various issues.

Cross Keys Leasehold Conveyancing - Examples of Queries before buying

    What restrictions exist in the Cross Keys Lease? The best form of lease structure is a share of the freehold. In this situation the leaseholders have control and although a managing agent is often retained if the building is larger than a house conversion, the managing agent is directed by the tenants. Best to be warned if a new roof is being put on or some other major work is pending that will be shared amongst the tenants and may well materially increase the the maintenance costs or require a one time payment.

Last updated

Sample of conveyancing solicitors in Cross Keys regulated by the SRA

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

  • Jill Jones & Co, High Meadow House, High Meadow, Abercarn, Newport, Gwent, NP11 5AE
  • Granville-west Chivers & Morgan, Somerset Chambers, 1 Tynewydd Terrace, Newbridge, Caerphilly, NP11 4LS
  • Granville-west Chivers & Morgan Incorporating G. Edward Williams & Son, Po Box 1, 182 High Street, Blackwood, Caerphilly, NP12 1YB
  • P D Law Limited, 183 High Street, Blackwood, Caerphilly, NP12 1ZF
  • Keith Smart & Co, 15 Victoria Street, Old Cwmbran, Cwnbran, Torfaen, NP44 3JN

Commercial Conveyancing solicitors in Cross Keys regulated by the SRA

The list below is a small selection of solicitors in Cross Keys with expertise in commercial conveyancing in Cross Keys. This will likely include advice on commercial leases including all matters relating to landlord and tenant law
  • Granville-west Chivers & Morgan, Somerset Chambers, 1 Tynewydd Terrace, Newbridge, Caerphilly, NP11 4LS
  • Granville-west Chivers & Morgan Incorporating G. Edward Williams & Son, Po Box 1, 182 High Street, Blackwood, Caerphilly, NP12 1YB
  • P D Law Limited, 183 High Street, Blackwood, Caerphilly, NP12 1ZF
  • Keith Smart & Co, 15 Victoria Street, Old Cwmbran, Cwnbran, Torfaen, NP44 3JN
  • T S Edwards & Son, 1 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU

Planning law solicitors in Cross Keys regulated by the Solicitors Regulation Authority

The firms listed below are a non-comprehensive list of solicitors in Cross Keys practicing in planning law. This may include advice on compulsory purchases in Cross Keys
  • Roger James Clements & Partners, 71 - 72 Bridge Street, Newport, Gwent, NP20 4AQ

*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.