Find a Lender-Approved Local Conveyancer in Gilwern

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

Follow your intuition—you will have a better house move where you instruct a local solicitor in Gilwern

Main reasons to let us help you select a local conveyancing solicitor in Gilwern

  • 1 There is a better than average chance that the the solicitors for the other party are based in Gilwern - if so both parties are likely to be on good working terms
  • 2 Gilwern property lawyers have a significant edge when it comes to Gilwern conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that can impact your conveyancing
  • 3 The hallmark of our conveyancing solicitors in Gilwern is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the level of professionalism you would hope for.
  • 4 The Gilwern conveyancing practitioners that we work with are committed to providing the most cost, efficient and accessible conveyancing service to borrowers, sellers and investors in Gilwern
  • 5 Excellent communication and pure property local knowledge are key benefits that you should value when choosing conveyancing solicitors. Gilwern home moves can become a lot more protracted as a result of poor communication between all the parties. The lawyers listed ensure that communication channels are open and act on arising issues and developments expeditiously.

Examples of recent conveyancing in Gilwern since December 2024*

Transfer

of house residence, Cae Meldon, NP7 0AY completing on 14/01/2025 at a price of £375,000. The conveyancing process incorporates some of the following tasks: dealing with appropriate requisitions and enquiries, preparing statement detailing charges, sending title deeds and signed transfer to buyer’s solicitor

Disposal

of terraced premises, Derwen Fawr, NP8 1DQ completing on 06/01/2025 at a price of £551,000. The conveyancing process incorporates some of the following tasks: taking formal instructions from and updating the seller client, agreeing completion date with parties, preparing statement detailing charges

Transfer

of detached residence premises, Commercial Street, NP7 5DY completing on 17/01/2025 at a price of £175,000. The conveyancing process included amongst the various tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, sending title deeds and signed transfer to purchaser’s solicitor

Sale

of house residence, Regent Street, NP7 5BW completing on 06/01/2025 at a price of £260,000. The conveyancing process included amongst the various tasks: sending the transfer to the vendor for execution in preparation for completion, taking formal instructions from and updating the seller client, sending title deeds and executed transfer to buyer’s lawyers

Recently asked questions about conveyancing in Gilwern

I am getting a mortgage offer from Santander. I hope to use a Licensed Conveyancer in Gilwern. Does the Santander Conveyancing panel include Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I have 71 years remaining on my lease and need a lease extension for my apartment in Gilwern. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 30/3/2025 the requirements read as follows :

- Our minimum unexpired lease term is 55 years, except where lending is over 85% of the purchase price/valuation on a second hand flat, in which case our minimum unexpired term is 90 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
- Where lending is over 85% of the purchase price/valuation on a second hand flat and the unexpired lease term on the offer is 90 years or more - only advise us if the actual lease term is less than 90 years.

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Unexpired lease term less than 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years (Minimum 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat)
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn Ground Rent (Annual Rent) charges

For the avoidance of doubt, any New Build properties completed but not sold pre-30 June 2022 will only be acceptable if the Lease conforms to the above guidance.

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

Lease Extensions

We require all Lease Extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to Issuing Office.

Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.

I require expedited conveyancing in Gilwern as I am under pressure to exchange contracts inside 4 weeks. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you have the choice not to do searches although no law firm would recommend that you don't. With plenty of history conveyancing in Gilwern the following are examples of issues that can crop up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...

The deeds to our house can not be found. The conveyancers who conducted the conveyancing in Gilwern 4 years ago no longer exist. Will I be able to sell the house?

These day there are duplicates made of almost everything, and your conveyancer should know exactly where to find all the appropriate documentation so you can purchase or sell your house without any difficulty. If duplicates can’t be found, your solicitor may be able to put in place insurance or indemnities against possible claims on the premises.

How does conveyancing in Gilwern differ for new build properties?

Most buyers of new build premises in Gilwern approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Gilwern typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Gilwern or who has acted in the same development.

I am using a search engine for the term cheap conveyancing in Gilwern it reveals many solicitorsin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?

The best method of finding a suitable conveyancer is through a trusted testimonial, so ask friends and relatives who have acquired a property in Gilwern or the local estate agent or financial adviser. Charges for conveyancing in Gilwern vary, so it's advisable to secure a minimum of three fee calculations from different property lawyers. Make sure that you know that the charges are guaranteed not to increase.

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Residential Landlord and Tenant Conveyancing solicitors in Gilwern

The firms listed below are a non-comprehensive list of solicitors in Gilwern specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Claims for damages for illegal

  • R George Davies & Co, 5 Nevill Street, Abergavenny, Gwent, NP7 5AA
  • Morgans, Central Chambers, Lion Street, Abergavenny, Gwent, NP7 5PE
  • Fonseca & Partners, St. Marys Chambers, Monk Street, Abergavenny, Gwent, NP7 5ND
  • Gabb & Co, 32 Monk Street, Abergavenny, Monmouthshire, NP7 5NW
  • Behr & Co, Hollymount, 3 Market Square, Brynmawr, Ebbw Vale, Gwent, NP23 4AJ

Commercial Conveyancing solicitors in Gilwern regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Gilwern practicing in commercial conveyancing in Gilwern. This could include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • R George Davies & Co, 5 Nevill Street, Abergavenny, Gwent, NP7 5AA
  • Morgans, Central Chambers, Lion Street, Abergavenny, Gwent, NP7 5PE
  • Fonseca & Partners, St. Marys Chambers, Monk Street, Abergavenny, Gwent, NP7 5ND
  • Gabb & Co, 32 Monk Street, Abergavenny, Monmouthshire, NP7 5NW
  • Richards & Lewis Ltd, 19 Market Street, Ebbw Vale, Blaenau Gwent, NP23 6YH

Residential Licensed Conveyancers in Gilwern regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Gilwern but also conveyancing throughout England and Wales.
  • Advantage Wills Limited T/a Advantage Legal, 23 Nevill Street, NP7 5AA

*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.