Find a Lender-Approved Local Conveyancer in Hengoed

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

There is a good reason why you won’t find people saying “if only I would have chosen a cheap internet firm”! Go local - instruct a conveyancing solicitor in Hengoed

Reasons to use our Hengoed conveyancing solicitors

  • 1 Firms that specialise in conveyancing in Hengoed have a grasp oflocal concerns specific to Hengoed and therefore you may benefit from better advice and speedier conveyancing.
  • 2 Over the years Hengoed property lawyer have developed very good connections with Hengoed local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of dealing with your house sale or purchase in Hengoed.
  • 3 Notwithstanding what other companies may claim it just might be necessary to visit your conveyancer to sign contracts. There are various parties with with an interest in a conveyancing transaction without needing to add Royal Mail into the pot.
  • 4 The organisations listed on our web pages have a variation of conveyancing lawyers, legal executives and support staff handling over one hundred thousand cases each year.
  • 5 Low cost packages from online conveyancers might be tempting. However, these organisations are often located many kilometers away with limited understanding of the factors that affect property transactions in Hengoed

Examples of recent conveyancing in Hengoed since October 2020*

Recently asked questions about conveyancing in Hengoed

We are purchasing a 1 bedroom flat in Hengoed with a mortgage. We have a Hengoed lawyer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Hengoed lawyer and pay for one of their panel ones to represent them. We consider that this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hengoed conveyancing lawyer to apply to be on the conveyancing panel.

The owners of the property we are hoping to buy hired a conveyancing firm in Hengoed who has recommended a lock out contract with a payment 10k. Is it wise to enter into such agreements?

There are a couple of primary downsides with executing a lock out agreement (sometimes termed a shut-out contract) is that it takes away the focus from moving forward with the conveyancing transaction itself, so unless it requires minimal or no negotiation then it could turn out to be a cause of frustration and delay. It is not particularly popular by Hengoed conveyancing practitioners for this reason. A further concern is the extent of the remedies available - an aggrieved purchaser is very unlikely to be issued with injunctive relief to prohibit the seller selling to a third party, so the only remedy open via the agreement will be the reimbursement of wasted charges and, in rare circumstances, the additional payment of damages.

I have Fifty Six years remaining on my lease and need a lease extension for my apartment in Hengoed. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/1/2021 the requirements read as follows :

Yes, subject to a minimum lease term of 85 years. The unexpired lease term must be at least the mortgage term plus 45 years. See also 5.14.9

I used Arc property Solicitors several years ago for my conveyancing in Hengoed. I now require my file but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hengoed of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Hengoed is the location of the property. Can you shed any light on this issue?

Flying freeholds in Hengoed are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hengoed you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hengoed may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have finally had an offer on an maisonette in Hengoed accepted, the vendor does nevertheless have a dependent purchase. The current proprietors have submitted an offer on somewhere, however it’s not been accepted yet, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Hengoed. What do I do now? When should I get the mortgage application with Santander going with Santander?

It is standard to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Hengoed conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Santander conveyancing panel. Regarding the subsequent steps this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Santander and pay for the survey and only if it was satisfactory would they ask their solicitor to proceed with searches.

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Residential Landlord and Tenant Conveyancing solicitors in Hengoed

The list below is a non-comprehensive list of solicitors in Hengoed specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Service charge disputes

  • 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
  • P D Law Limited, 183 High Street, Blackwood, Caerphilly, NP12 1ZF
  • Gough Thorne Llp, 1 Hanbury Square, Bargoed, Mid Glamorgan, CF81 8QQ
  • Michael Leighton Jones Solicitors, 53 Hanbury Road, Bargoed, Mid Glamorgan, CF81 8XD

Commercial Conveyancing solicitors in Hengoed regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Hengoed with expertise in commercial conveyancing in Hengoed. This may include advice on re-mortgaging commercial property
  • T S Edwards & Son, 1 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU
  • 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
  • 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

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

  • Solicitor instructed by the purchaser once the offer has been accepted
  • Investigating the title unregistered or registered
  • Conducting Hengoed property searches for the title
  • Assessing draft contract and other papers forwarded by the vendor’s solicitor
  • Submitting questions with the owner’s solicitor
  • Agreeing the wording of the sale contract
  • Analysing replies prepared by the seller to pre-exchange enquiries
  • Negotiating a Transfer document
  • Guiding the purchasing in respect of the mortgage offer: (where relevant)
  • Drawing up and sending the purchaser a report on title (that is; reporting to the purchaser on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Proceeding to exchange of contracts and then completion formalities
  • Preparing and submitting to HM Revenue and Customs the appropriate SDLT forms and payment
  • Dealing with the registration formalities for the buyer and the mortgage (where applicable) at the HM 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.