I am in the throes of switching my current homeowner mortgage to a Buy to Let Birmingham Midshires mortgage. The bank has said that I need a conveyancer as part of the process. I spoke to my previous Hengoed conveyancing firm who dealt with the legals when I previously acquired the premises. The pricing estimate they've given of just over five hundred pounds is surprising as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The charges seem a tad high. If you are happy to expend time comparing costs you may be able to decrease the fees marginally by as much as £125. That being said, assuming were content with the conveyancing the firm provided you mightcome to regret opting for an an unknown solicitor. Remember to be sure the firm can also act for Birmingham Midshires. You can make use of our search tool to locate a Hengoed conveyancing firm on the Birmingham Midshires conveyancing panel, which can often include conveyancing solicitors in Hengoed.
My lawyer in Hengoed is not listed on the Norwich and Peterborough Building Society Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Norwich and Peterborough Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Hengoed lawyers but Norwich and Peterborough Building Society will need to instruct a conveyancer on their panel. This will result in additional total conveyancing charges and cause frustration.
- Get an alternative practitioner to to deal with the purchase, not forgetting to check they are Convince your conveyancer to use their best endeavours to join the Norwich and Peterborough Building Society conveyancing panel
I happen to be the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Hengoed. The Hengoed property was put into my name in March. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view banks take of it, depend on the bank as this requirement chiefly exists to pick up on the purchase and immediately sell or the flipping of properties.
My offer was accepted on a house in Hengoed on 3/3/2026, valuation was booked 3 days after, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hengoed solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hengoed postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Hengoed.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a property in Hengoed?
Unless a previous purchase of the house completed post 12 October 2013 you could assume that solicitors handling conveyancing in Hengoed to continue to suggest a chancel search and or insurance against a claim.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Hengoed 5 years ago have long since closed. What are my options?
As long as you have a registered title the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your property and secure up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
Am I better off to instruct a Hengoed conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can deal with the legal work however they are based 200kilometers away.
The benefit of a local Hengoed conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them if necessary. Having local Hengoed know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that should trump using an unfamiliar Hengoed conveyancing lawyer solely due to them being local.