Find a Lender-Approved Local Conveyancer in Glynneath

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FACT : Glynneath Conveyancing Solicitors Know more about Conveyancing in Glynneath

Reasons to use our Glynneath conveyancing solicitors

  • 1 We are the UKs largest residential conveyancing directory listing lender approved law practices conducting conveyancing in Glynneath governed by the SRA or CLC.
  • 2 Solicitor conveyancing lawyers have extremely good personal connections with Glynneath estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 Low cost packages from online conveyancers might be tempting. However, these companies are often based hundreds of miles away with limited understanding of the factors that impact property transactions in Glynneath
  • 4 You can gain comfort when you select the very best, most recommended conveyancing solicitors. Glynneath has a number to select from, but for a truly dependable and reliable service many local people have been use the recommendation of this site.
  • 5 Over the years Glynneath conveyancer have developed very good links with Glynneath local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all parties involved in the process of handling your conveyancing in Glynneath.

Examples of recent conveyancing in Glynneath since April 2025*

Recently asked questions about conveyancing in Glynneath

It has come to my attention via my mortgage adviser that my Glynneath property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?

The sensible course of action for you to take is to call your Glynneath lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

How do I investigate if the solicitor handling my conveyancing in Glynneath is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in supplemental legal invoice.

You should take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the lender and type ‘Glynneath’ or your preferred area and you will discover a number of lawyer offices in Glynneath or by proximity to you.

Is it correct that all Glynneath CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved firms?

A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

We have agreed to purchase a house in Glynneath. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

Given that you are obtaining a mortgage with Principality your lawyer must comply with the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Glynneath.

I am currently in the process of buying my council flat in Glynneath. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I'm buying my first flat in Glynneath with a mortgage from The Royal Bank of Scotland. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my solicitor about the extras as it would put at risk my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have just appointed agents to market my basement flat in Glynneath. Conveyancing has not commenced, however I have just had a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is clear the service charge as you normally would because all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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.

Glynneath Conveyancing for Leasehold Flats - A selection of Queries before buying

    Many Glynneath leasehold apartments will incur a service charge for maintenance of the building levied by the management company. Where you purchase the property you will have to pay this amount, normally in instalments accross the year. This may vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge to be met annual, ordinarily this is not a exorbitant figure, say about £25-£75 but you should to check it because on occasion it could be many hundreds of pounds. How much is the ground rent and service charge? Are there any major works in the planning that will likely increase the service charges?

We are in the process of acquiring a apartment in Glynneath. Can the conveyancing practitioner have our transaction price private from the likes of Zoopla. How can this be achieved ?

HM Land Registry are legally required to specify price sold information on the official title for domestic properties countrywide which includes homes in Glynneath. The Title Register is a public document, so the Land Registry would be breaching their statutory duty if they failed to permit access to the register.

You can ask HMLR to withhold the amount paid entry however the response would be a No.

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What to expect from a Licensed Conveyancer for conveyancing in Glynneath?

Licensed Conveyancers specialise in the legalities surrounding acquiring and selling property and cover conveyancing nationwide not just Glynneath. When instructing a Licensed Conveyancer governed by the CLC, you should:
  • Receive an honest and lawful conveyancing.
  • Receive a high standard of legal services.
  • Have your transaction dealt with using care, skill and diligence.
  • Enjoy the benefit of a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Be supplied with a service which is accessible and responsive to your specific requirements.
  • You should not consider yourself discriminated against, victimised or harassed.
  • Not receive a service which is below the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your specific needs taken into account should a complaint be made.
  • Enjoy the benefit of a timeous, objective and comprehensive service when if a complaint is registered about your conveyancing in Glynneath.

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

  • Property lawyer instructed by the buyer once the offer has been accepted
  • Investigating the title unregistered or registered
  • Conducting Glynneath conveyancing searches with respect to the property
  • Reviewing draft contract pack and other documentation prepared the seller’s solicitor
  • Raising queries with the seller’s solicitor
  • Negotiating the purchase contract
  • Considering the replies provided by the vendor to pre-contract enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Advising the purchasing in respect of the mortgage offer: (if relevant)
  • Drafting and sending the purchaser 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
  • Completion of and submitting to HMRC the correct Land Tax forms and payment
  • Dealing with the registration formalities for the change in ownership and the mortgage (if applicable) at the HM Land Registry.

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

  • Conveyancing practitioner instructed by the seller on acceptance of the offer
  • Investigating the title to the property
  • Drawing up the contract and associated documents
  • Submitting draft papers to the solicitor acting for the buyer
  • Negotiating contracts and responding to additional enquires from the purchaser’s solicitor
  • Finalising the transfer document
  • Replying to requisitions submitted by the buyer’s solicitor
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Receiving sale proceeds and transferring funds to the owner, the estate agent and other relevant parties (where appropriate)

*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.