Find a Lender-Approved Local Conveyancer in Hengoed

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

There is a good reason why you won’t find people saying “if only I would have chosen a cheap online firm”! Go local - instruct a conveyancing solicitor in Hengoed

Reasons to use our Hengoed conveyancing solicitors

  • 1 Regardless other companies say it may be important to attend your conveyancer to execute contracts. There are enough parties engaged in a house sale without needing to add Royal Mail into the mix.
  • 2 Our site is the only site offering you the facility to check that your property ownership legalities in Hengoed will be conducted by a law firm on your lender’s member panel.
  • 3 Retaining the services of a high street Solicitor on the whole results in a more personal touch. Online forums bear testimony to the idea that in selecting a an online conveyancing factory, your matter is dealt with by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 4 Solicitors that specialise in conveyancing in Hengoed are familiar with the local concerns specific to Hengoed and therefore you may benefit from better guidance and expeditious conveyancing.
  • 5 Hengoed lawyers have a crucial advantage when it comes to Hengoed conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that will affect your home move

Examples of recent conveyancing in Hengoed since June 2025*

Recently asked questions about conveyancing in Hengoed

I am under pressure from the mortgagee in possession of a property in Hengoed to sign contracts within four weeks. What can I do to expedite matters?

Where the seller is applying time constraints for your conveyancing we would recommend that your lawyer is familiar with the area as they will have local contacts and knowledge. It is possible that they may have conducted previoushomes in the same neighbourhood. Therefore consider using a Hengoed conveyancing firm. In addition, ensure that the conveyancing firm is on the member panel. It is believed that nearly one in five of Hengoed conveyancing transactions are suspended or jeopardised after finding out that a purchaser’s lawyer was not on their banks panel. This can often result in the home move being delayed by an average of three weeks. It is estimated that this issue impacts approximately one hundred thousand home moves every year. Almost all Hengoed conveyancing firms can not act for certain banks so do check at the outset.

Is there a search tool that I can use to check that the solicitor carrying out my conveyancing in Hengoed is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus paying £175.00 in further legal bill.

You should take advantage of the search tool on this site. Pick the lender and type ‘Hengoed’ or your preferred area and you will see numerous solicitors based in Hengoed or near you.

We are purchasing a property in Hengoed. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Is it the case that all Hengoed solicitors on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

We had appointed conveyancing lawyers located in Hengoed on the Bank of Ireland solicitor panel. They are now charging me a separate charge for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. The fee is not dictated by Bank of Ireland but by your Hengoed lawyer. Plenty of firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

What can a local search inform me concerning the house I am purchasing in Hengoed?

Hengoed conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Hengoed conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I've recently bought a leasehold property in Hengoed. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Hengoed - Sample of Queries Prior to buying

    Best to be warned if window replacement or some other significant cost is pending to be shared amongst the tenants and could well materially impact the level of the maintenance fees or require a one off payment. You should be aware if it is no more than eighty years it will impact the marketability of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Hengoedlease extensions you would need to own the property for two years in order to be eligible to exercise a lease extension. Does the lease include onerous restrictions?

A conveyancing company dealt with my conveyancing in Hengoed 8 years ago having archived my title documents but has now closed – What steps do I now take to retreive these?

Title deeds, as such, no longer exist as most properties in Hengoed are registered electronically at Land Registry. If you need to establish evidence of proprietorship or are disposing of or refinancing your lawyer can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.

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Sample of conveyancing solicitors in Hengoed regulated by the SRA

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

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

Commercial Conveyancing solicitors in Hengoed regulated by the SRA

The firms listed below are a small selection of solicitors in Hengoed practicing in commercial conveyancing in Hengoed. This may include advice on taking a commercial lease as a tenant
  • 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

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

  • Property lawyer instructed by the purchaser on acceptance of the offer
  • Investigating the title to the premises
  • Ordering Hengoed conveyancing searches with respect to the property
  • Considering the draft contract pack and other papers collated by the vendor’s solicitor
  • Raising enquiries with the seller’s solicitor
  • Agreeing the wording of the purchase agreement
  • Reviewing replies provided by the vendor to pre-exchange enquiries
  • Agreeing the wording for the Transfer document
  • Advising the purchasing in respect of the mortgage offer: (if applicable)
  • Drafting and sending the purchaser a report on title (that is; summarising to the purchaser on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completion of and submitting to HMRC the correct SDLT forms and payment
  • Registering the buyer and the home loan (where relevant) 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.