Find a Lender-Approved Local Conveyancer in Ystrad Mynach

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

If you have reached us by Googling ‘Conveyancing in Ystrad Mynach’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Ystrad Mynach.

5 reasons to let us help you choose a high street conveyancing solicitor in Ystrad Mynach

  • 1 Firms that specialise in conveyancing in Ystrad Mynach have a grasp oflocal concerns specific to Ystrad Mynach and therefore you may benefit from better advice and speedier conveyancing.
  • 2 You can gain comfort when you choose the very best, most recommended conveyancing solicitors. Ystrad Mynach has a number to choose from, but for a truly dependable and reliable service many local people have been use the recommendation of this site.
  • 3 Personal touch and pure property experience are key benefits that you should seek when selecting conveyancing solicitors. Ystrad Mynach property deals can be made significantly more complicated due to poor communication between all the parties. The lawyers listed endeavour to make sure that the lines of communication are open and act on arising issues and developments expeditiously.
  • 4 Over the years Ystrad Mynach solicitor have established valuable links with Ystrad Mynach 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 Ystrad Mynach.
  • 5 Solicitor conveyancing solicitors have extremely good personal links with Ystrad Mynach estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Ystrad Mynach since December 2023*

Recently asked questions about conveyancing in Ystrad Mynach

Why would I instruct a Ystrad Mynach conveyancing solicitors firm given that internet based alternatives are easier on the wallet?

Its a good idea to scrutinise conveyancing costs in Ystrad Mynach and you should seek a competitive estimate but don’t become consumed with looking for the lowest priced Ystrad Mynach conveyancer. Finding the right conveyancer can mark the distinction between a smooth and a frustrating house move. You need to ensure that you have expert guidance from a trusted lawyer. An e-mail can never take the place of a telephone call and are no substitute for a one to one meeting. Our partner firms will appoint you a qualified and trusted conveyancing solicitor that will deal with your conveyancing from start to finish, giving the sort of continuity that you are unlikely to received from an internet conveyancer. He or She will update you on progress making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to call the firm you will be sure who to ask for and they will endeavour to make sure that you're not left wondering what's going on.

Can I be sure that the Ystrad Mynach conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Ystrad Mynach seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Ystrad Mynach lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
  3. Bank of Ireland has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Bank of Ireland mortgage has been paid off.

Planning on purchasing a flat in Ystrad Mynach. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ystrad Mynach lawyer is on the Yorkshire BS conveyancing panel.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Ystrad Mynach is the location of the property. Can you shed any light on this issue?

Flying freeholds in Ystrad Mynach are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ystrad Mynach you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystrad Mynach 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 been recommended by three or four local property agents in Ystrad Mynach to get a quote from a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to promote your services over and above another?

We don’t give any referral fee for directing people in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

My husband and I are a couple of weeks into a leasehold purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Ystrad Mynach. I am am starting to be frustrated with the quality of service. Could you you assist me in finding new solicitors?

They would have to be really bad in order to consider replacing them. Has the mortgage offer been generated? If so you will need to inform them of the replacement conveyancer and get the offer are re-sent. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Ystrad Mynach

I have just started marketing my ground floor flat in Ystrad Mynach. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you clear the maintenance contribution as you normally would because all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Ystrad Mynach Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

    Who is in charge of the block? What is the annual service fee and ground rent? Are there any major works anticipated that will likely add a premium to the service charges?

Last updated

Sample of conveyancing solicitors in Ystrad Mynach regulated by the SRA

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

  • Owen & O'sullivan, 5 The Square, Ystrad Mynach, Hengoed, Mid Glamorgan, CF82 7DU
  • T S Edwards & Son, 1 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

What to expect from a Licensed Conveyancer for conveyancing in Ystrad Mynach?

Licensed Conveyancers specialise in the legalities surrounding acquiring and selling property and cover conveyancing countrywide as well as Ystrad Mynach. If appointed a Licensed Conveyancer regulated by the CLC, you should:
  • Have an honest and lawful conveyancing.
  • Enjoy the benefit of a high standard of legal services.
  • Be supplied with your matters dealt with using care, skill and diligence.
  • Receive a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your specific requirements.
  • You should not consider yourself discriminated against, victimised or harassed.
  • To receive the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your individual needs taken into account should you make a complaint.
  • Be provided with a swift, independent and comprehensive service if if a complaint is made about your conveyancing in Ystrad Mynach.

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

  • Solicitor instructed by the purchaser on acceptance of the offer
  • Investigating the title to the property
  • Undertaking Ystrad Mynach searches with respect to the property
  • Reviewing draft contract and other papers supplied by the vendor’s lawyer
  • Submitting questions with the seller’s lawyer
  • Agreeing the wording of the sale contract
  • Considering the replies provided by the vendor to pre-contract enquiries
  • Negotiating the Transfer Deed for completion
  • Guiding the buyer in respect of the mortgage offer: (where applicable)
  • Drawing up and sending the buyer a report on title (that is; reporting to the purchaser on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Proceeding to exchange of contracts and then completion of the purchase
  • Completing and submitting to HMRC the correct Land Tax forms and payment
  • Dealing with the registration procedures for the buyer and the mortgage (where appropriate) 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.