Find a Lender-Approved Local Conveyancer in Gwernaffield

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Cheap conveyancing in Gwernaffield does not necessarily mean low quality - but the odds are stacked against you

Logical reasons to use our service to assist you select a local conveyancing solicitor in Gwernaffield

  • 1 Gwernaffield lawyers have a significant edge when it comes to Gwernaffield conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that can affect your sale or purchase
  • 2 Retaining the services of a high street Solicitor usually results in a more personal touch. Sometimes when dealing with a large conveyancing firm, your conveyancing is dealt with by a team of people who who progress matters by reading from their computer screens.
  • 3 We are the UKs most comprehensive domestic conveyancing directory service identifying mortgage company approved property lawyers delivering conveyancing in Gwernaffield regulated by the SRA or CLC.
  • 4 Cut price packages from online conveyancers might be tempting. However, these firms are often located many miles away with little appreciation of the factors that affect property transactions in Gwernaffield
  • 5 Experience means that Gwernaffield lawyer have established very good connections with Gwernaffield local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of handling your conveyancing in Gwernaffield.

Examples of recent conveyancing in Gwernaffield since December 2024*

Disposal

of flat St Johns Mews CH7 1DE, at the agreed sum of £130,000. Leasehold conveyancing included: dealing with appropriate requisitions and enquiries, sending the transfer to the vendor for execution in preparation for completion, agreeing completion date with parties

Sale

of apartment Heritage Court CH7 1GN, at buying consideration of £118,000. Leasehold conveyancing included: sending the transfer to the vendor for execution in preparation for completion, ordering official copies of the title, setting up the completion formalities

Sale

of house premises, Bryn Awelon, CH7 1LU completing on 10/01/2025 at a price of £217,500. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, agreeing completion date with parties

Transfer

of terraced premises, Bryn Hyfryd, CH7 6FB completing on 17/01/2025 at a price of £275,000. The legal transfer of property incorporates some of the following tasks: taking formal instructions from and updating the seller client, preparing statement detailing charges, setting up the completion formalities

Recently asked questions about conveyancing in Gwernaffield

I have 7378 less than 75 years remaining on my lease and require a lease extension for my apartment in Gwernaffield. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions correct?

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 25/3/2025 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.

There are plenty of conveyancing solicitors in Gwernaffield but how do I know who's good?

It would be unwise to be swayed by the cheapest Gwernaffield conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

We were going to get a DIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Gwernaffield solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Gwernaffield solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

I have finally had an offer on an apartment in Gwernaffield accepted, the sellers do however have an associated purchase. The vendors have put an offer on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a local conveyancing solicitor in Gwernaffield. What do I do now? When should I get the mortgage application with Skipton started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Gwernaffield conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Skipton conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Skipton and pay for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.

I have been told that property searches are the number one reason for obstruction in Gwernaffield conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Gwernaffield.

I have justbecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Gwernaffield for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gwernaffield conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Gwernaffield is where the house is located. What do you suggest?

Flying freeholds in Gwernaffield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gwernaffield you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwernaffield 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 am looking to sell my house. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Gwernaffield if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Gwernaffield. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

Last updated

Sample of conveyancing solicitors in Gwernaffield regulated by the SRA

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

  • Keene & Kelly With Keith Williams & Co, 95 High Street, Mold, Flintshire, CH7 1BQ
  • P Lloyd Jones & Co, Cambrian Chambers, Earl Road, Mold, Flintshire, CH7 1AJ
  • Richard Stephen Davies, 62 New Street, Mold, Clwyd, CH7 1NZ
  • Capper & Jones, Old Bank Chambers, 1 King Street, Mold, Flintshire, CH7 1LA
  • Hallows Associates, Hallows Associates, Abbey House, Chester Street, Mold, Flintshire, CH7 1EG

Residential Landlord and Tenant Conveyancing solicitors in Gwernaffield

The firms listed below are a small selection of solicitors in Gwernaffield practicing in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Court proceedings for possession

  • Keene & Kelly With Keith Williams & Co, 95 High Street, Mold, Flintshire, CH7 1BQ
  • Richard Stephen Davies, 62 New Street, Mold, Clwyd, CH7 1NZ
  • Capper & Jones, Old Bank Chambers, 1 King Street, Mold, Flintshire, CH7 1LA
  • Geoffrey Morris And Ashton, Belgravia House, Grosvenor Street, Mold, Flintshire, CH7 1EJ
  • Llewellyn-jones Limited, Victoria House, Grosvenor Street, Mold, Flintshire, CH7 1EJ

Commercial Conveyancing solicitors in Gwernaffield regulated by the SRA

The firms listed below are a small selection of solicitors in Gwernaffield with expertise in commercial conveyancing in Gwernaffield. This will likely include advice on re-mortgaging commercial property
  • Keene & Kelly With Keith Williams & Co, 95 High Street, Mold, Flintshire, CH7 1BQ
  • Richard Stephen Davies, 62 New Street, Mold, Clwyd, CH7 1NZ
  • Capper & Jones, Old Bank Chambers, 1 King Street, Mold, Flintshire, CH7 1LA
  • Geoffrey Morris And Ashton, Belgravia House, Grosvenor Street, Mold, Flintshire, CH7 1EJ
  • Llewellyn-jones Limited, Victoria House, Grosvenor Street, Mold, Flintshire, CH7 1EJ

*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.