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Conveyancing in Pontllanfraith : Keep it Local

Reasons to use our Pontllanfraith conveyancing solicitors

  • 1 Our site offers largest residential conveyancing directory listing mortgage company approved law firms carrying out conveyancing in Pontllanfraith registered with the SRA or Council of Licensed Conveyancers.
  • 2 You can gain comfort when you choose the very best, most recommended conveyancing solicitors. Pontllanfraith has a number to pick from, but for a truly professional and reliable service many local people have been use the endorsement of this site.
  • 3 Property lawyer conveyancing lawyers have excellent personal connections with Pontllanfraith selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 This site is the first site that enables you the facility to check that your conveyancing in Pontllanfraith will be conducted by a solicitor on your mortgage lender’s approved panel.
  • 5 Cut price packages from online conveyancers might seem attractive. However, these companies are often located many miles away with limited appreciation of the factors that affect property transactions in Pontllanfraith

Examples of recent conveyancing in Pontllanfraith since October 2022*

Recently asked questions about conveyancing in Pontllanfraith

My partner’s dad is a property lawyer. I anticipate that I'll be able to get preferential fee for conveyancing, but if not, what level of fees would I typically be looking at for conveyancing in Pontllanfraith?

It’s sensible to request multiple conveyancing estimates. Do use our comparison tool on this page. Whilst estimates may be different but service levels do are distinct between property lawyers as is the case with most professions.

Having spent time researching mumsnet.com for an online lawyer in Pontllanfraith, most post that I must look for a CQS assured solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures through the scheme protocol the standard includes numerous companies who execute conveyancing in Pontllanfraith.

I am buying a new build apartment in Pontllanfraith. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pontllanfraith

    Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Due to the advice of my in-laws I had a survey completed on a house in Pontllanfraith in advance of instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some lenders will not issue a loan on a flying freehold property.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pontllanfraith. Conveyancing may be slightly more expensive based on your lender's requirements.

I'm refinancing my current home to a BTL loan with Barclays Direct and intend to use the remaining equity as a down payment on further property. The location we are looking at is Pontllanfraith. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?

Do use our comparison tool on this site to ensure that the lawyers are on the relevant lender panels. Assuming that they are your solicitor should be able to connect the two conveyancing matters but you should have a chat with you conveyancer and communicate your desired outcome and needs.

I am employed by a reputable estate agency in Pontllanfraith where we see a number of flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Pontllanfraith conveyancing solicitors. Could you clarify whether the seller of a flat can commence the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Pontllanfraith Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

    Is anyone aware of any major works in the planning that will likely increase the maintenance charges? Its a good idea to find out as much as possible concerning the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the communal areas. Ask other tenants what they think of them. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and precisely how they are spending that money.

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Sample of conveyancing solicitors in Pontllanfraith regulated by the SRA

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

  • 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
  • Granville-west Chivers & Morgan, Somerset Chambers, 1 Tynewydd Terrace, Newbridge, Caerphilly, NP11 4LS
  • Jill Jones & Co, High Meadow House, High Meadow, Abercarn, Newport, Gwent, NP11 5AE
  • T S Edwards & Son, 1 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU

Residential Landlord and Tenant Conveyancing solicitors in Pontllanfraith

The firms listed below are a small selection of solicitors in Pontllanfraith practicing in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • P D Law Limited, 183 High Street, Blackwood, Caerphilly, NP12 1ZF
  • Jill Jones & Co, High Meadow House, High Meadow, Abercarn, Newport, Gwent, NP11 5AE
  • 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
  • Gough Thorne Llp, 1 Hanbury Square, Bargoed, Mid Glamorgan, CF81 8QQ

Typically, Pontllanfraith conveyancing for a sale has some of the following tasks

  • Lawyer instructed by the seller on acceptance of the offer
  • Collating the documents evidencing the title to the property
  • Drawing up the contract and related papers
  • Sending draft papers to the property lawyer representing the buyer
  • Finalising the wording for contracts and responding to additional questions from the purchaser’s property lawyer
  • Finalising the transfer deed
  • Answering requisitions submitted by the buyer’s property lawyer
  • Carrying out the key stage of exchanging contracts and then completion of the sale
  • Accepting the sale proceeds and wiring funds to the owner, the estate agent and repaying the home loan (if applicable)

*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.