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FACT : Ebbw Vale Conveyancing Solicitors Know more about Conveyancing in Ebbw Vale

5 reasons to use our service to help you choose a local conveyancing solicitor in Ebbw Vale

  • 1 Ebbw Vale conveyancers have a crucial advantage when it comes to Ebbw Vale conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that will impact your sale or purchase
  • 2 No matter what any other solicitors tell you it could be necessary to attend your lawyer to sign legal papers. There are various parties with with an interest in a homemove without needing to include the postman into the mix.
  • 3 Ebbw Vale conveyancers work in partnership with Ebbw Vale estate agents, house builders, surveyors, mortgage companies and other professionals to make sure that a quality service is offered to clients every step of the way, helping make the process as straightforward as possible
  • 4 Excellent communication together with pure property expertise are key benefits that you should seek when selecting conveyancing solicitors. Ebbw Vale home moves can become a lot more stressful because of lack of transparency between all the parties. The lawyers we work with ensure that communication channels are open and act on arising issues and developments expeditiously.
  • 5 Low cost packages from online conveyancers might be tempting. However, these organisations are often based many kilometers away with little appreciation of the factors that impact property transactions in Ebbw Vale

Examples of recent conveyancing in Ebbw Vale since August 2023*

Disposal

of terraced property, Holland Street, NP23 6HY completing on 31/08/2023 at a price of £89,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client

Transfer

of terraced residence, Chartist Way, NP22 4PR completing on 30/08/2023 at a price of £180,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, securing official copies of the title

Disposal

of semi-detached property, Heol Onen, NP23 4TS completing on 08/09/2023 at a price of £80,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, agreeing completion date with parties

Disposal

of detached residence premises, Catholic Road, NP23 4EF completing on 08/09/2023 at a price of £228,000. The legal transfer of property incorporates some of the following tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, agreeing completion date with parties

Recently asked questions about conveyancing in Ebbw Vale

My wife and I are looking to acquire a house in Ebbw Vale and have appointed a Ebbw Vale conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Barclays Direct have this morning contacted us to inform me that there is now an issue as our Ebbw Vale conveyancer is not on their conveyancing panel. Is this a problem?

Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Ebbw Vale solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

There are numerous conveyancing solicitors in Ebbw Vale but how do I know who I should use?

We would encourage you not to base your choice on the cheapest Ebbw Vale conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Are all Ebbw Vale Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

After what feels like an age I have had an offer on a flat in Ebbw Vale agreed to, the sellers do however have an associated purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Ebbw Vale. What do I do now? At what stage should I apply for the mortgage with Yorkshire BS?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Ebbw Vale conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Yorkshire BS conveyancing panel. Regarding the subsequent steps this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a hot market many purchasers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Ebbw Vale.

I am buying a new build house in Ebbw Vale benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The estate agent told me not inform my conveyancer about this extras as it will adversely affect my mortgage with Lloyds TSB Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 input of my in-laws I had a survey completed on a property in Ebbw Vale ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will not issue a mortgage on such a home.

It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ebbw Vale. Conveyancing may be slightly more expensive based on your lender's requirements.

My step-father has encouraged me to use his lawyers for conveyancing in Ebbw Vale. Should I use them?

Much as we are happy to recommend a Ebbw Vale conveyancing lawyer it’s preferable to find a conveyancing practitioner is to get referrals from friends or family who have previously instructed the conveyancer that you are contemplating using.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Ebbw Vale. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Ebbw Vale ?

The majority of houses in Ebbw Vale are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can assist with the conveyancing process. it is apparent that you are purchasing in Ebbw Vale so you should seriously consider looking for a Ebbw Vale conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

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Sample of conveyancing solicitors in Ebbw Vale regulated by the SRA

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

  • Fonsecalaw Limited, New County Buildings, 59 Bethcar Street, Ebbw Vale, Gwent, NP23 6HW
  • Richards & Lewis Ltd, 19 Market Street, Ebbw Vale, Blaenau Gwent, NP23 6YH
  • Behr & Co, Hollymount, 3 Market Square, Brynmawr, Ebbw Vale, Gwent, NP23 4AJ
  • Brynmawr Law Limited, 74 King Street, Brynmawr, Ebbw Vale, Gwent, NP23 4RG
  • Lewis & Lines, Commercial Chambers, Abertillery, Gwent, NP13 1YB

Residential Landlord and Tenant Conveyancing solicitors in Ebbw Vale

The firms listed below are a non-comprehensive list of solicitors in Ebbw Vale with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Leasehold Valuation Tribunal proceedings

  • Fonsecalaw Limited, New County Buildings, 59 Bethcar Street, Ebbw Vale, Gwent, NP23 6HW
  • Richards & Lewis Ltd, 19 Market Street, Ebbw Vale, Blaenau Gwent, NP23 6YH
  • Behr & Co, Hollymount, 3 Market Square, Brynmawr, Ebbw Vale, Gwent, NP23 4AJ
  • Brynmawr Law Limited, 74 King Street, Brynmawr, Ebbw Vale, Gwent, NP23 4RG
  • Michael Leighton Jones Solicitors, 53 Hanbury Road, Bargoed, Mid Glamorgan, CF81 8XD

Commercial Conveyancing solicitors in Ebbw Vale regulated by the SRA

The firms listed below are a small selection of solicitors in Ebbw Vale practicing in commercial conveyancing in Ebbw Vale. This may include advice on taking a commercial lease as a tenant
  • Fonsecalaw Limited, New County Buildings, 59 Bethcar Street, Ebbw Vale, Gwent, NP23 6HW
  • Richards & Lewis Ltd, 19 Market Street, Ebbw Vale, Blaenau Gwent, NP23 6YH
  • Lewis & Lines, Commercial Chambers, Abertillery, Gwent, NP13 1YB
  • Michael Leighton Jones Solicitors, 53 Hanbury Road, Bargoed, Mid Glamorgan, CF81 8XD

*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.