Find a Lender-Approved Local Conveyancer in Hengoed

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

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

Top reasons to let us help you select a local conveyancing solicitor in Hengoed

  • 1 On the balance of probabilities the the lawyers for the other party have offices in Hengoed - if so sets of lawyers will be less confrontational
  • 2 Solicitors that specialise in conveyancing in Hengoed regularly deal withlocal concerns specific to Hengoed and therefore you may benefit from better guidance and expeditious conveyancing.
  • 3 Personal touch and a wealth of expertise are key benefits that you should look for when choosing conveyancing solicitors. Hengoed home moves can be made significantly more complicated because of poor communication between all the parties. The lawyers listed ensure that communication channels are open and act on arising issues and developments instantly.
  • 4 The accumulation of transactions means that Hengoed solicitor have developed valuable 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 handling your home move in Hengoed.
  • 5 Hengoed property lawyers will acquainted with the local Land Registry Office, Local Authority and estate agents

Examples of recent conveyancing in Hengoed since October 2022*

Recently asked questions about conveyancing in Hengoed

Do lawyers ask for an advanced payment for my conveyancing in Hengoed?

If you are buying a property in Hengoed your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. When the deposit is payable against the total price then this should be required shortly in advance of contracts are exchanged. The closing balance that is needed should be sent to your lawyer a couple of days ahead of the completion date.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Hengoed is the location of the property. What do you suggest?

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 would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hengoed may determine 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 property.

How easy is it to switch firm as I need to choose one who is on the Halifax conveyancing panel. I instructed a family conveyancing solicitor in Hengoed round the corner but she is not approved by Halifax

We will our best to assist in finding you a conveyancing solicitor in Hengoed on the Halifax panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Hengoed. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Hengoed.

I need to instruct a conveyancing practitioner in Hengoed for my remortgage. Can I check a firm’s record with the profession’s regulator?

Anyone may see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.

Last September I purchased a leasehold flat in Hengoed. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a garden flat in Hengoed, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Hengoed with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2082

With 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

My lender have just issued us with a mortgage offer. We are using a long established conveyancer in Hengoed two days ago. A couple of hours ago, our financial adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the mortgage company had a say Is this usual?

You are at liberty to use any conveyencer you want to use including the said conveyancer in Hengoed but if they are not on the your lender's approved list you will have to fork out an extra fee so the mortgage company can retain their own solicitors as well to protect their interest. It may be possible your solicitor may apply to get included on to the mortgage company panel. You can use internet tools including lenderpanel.com to find a conveyancing solcitor in Hengoed on the lender panel. You can go into your high street mortgage company branch in Hengoed. They can recommend conveyancing solicitors in Hengoed on the panel for your mortgage company.

Last updated

Commercial Conveyancing solicitors in Hengoed regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Hengoed practicing in commercial conveyancing in Hengoed. This could include advice on buying and selling small and large scale commercial property and agricultural land
  • 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

Typically, Hengoed conveyancing for a purchase has some of the following tasks

  • Solicitor instructed by the buyer once the offer has been accepted
  • Examining the title unregistered or registered
  • Carrying out Hengoed property searches for the property
  • Considering the draft contract pack and other documentation supplied by the owner’s conveyancer
  • Raising queries with the vendor’s conveyancer
  • Agreeing the wording of the purchase contract
  • Analysing replies prepared by the seller to pre-exchange enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Guiding the purchasing in respect of the loan offer: (if relevant)
  • Drafting 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
  • Preparing and submitting to HM Revenue and Customs the correct stamp duty forms and payment
  • Registering the transfer of ownership and the mortgage (if appropriate) at the HM Land Registry.

Hengoed commercial property solicitors draw on a wide range of commercial expertise offering advice on a number of issues across all aspects of commercial property law

    Comprehensive advice on planning issues Development, including options, overage agreements, JCT building contracts Formation of commercial management companies Dealing with notices received or to be served pursuant to the Landlord and Tenant Act 1954 Property finance transactions, including sale and leaseback Negotiating, completing and terminating commercial leases

*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.