Find a Lender-Approved Local Conveyancer in Llanbradach

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

Logical reasons to use our service to help you choose a local conveyancing solicitor in Llanbradach

  • 1 The hallmark of our conveyancing solicitors in Llanbradach is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the level of professionalism you will expect.
  • 2 Low cost packages from online conveyancers might seem attractive. However, these companies are often located hundreds of miles away with limited understanding of the factors that impact property transactions in Llanbradach
  • 3 Solicitors that specialise in conveyancing in Llanbradach are familiar with the local concerns specific to Llanbradach and therefore you may benefit from better advice and expeditious conveyancing.
  • 4 Llanbradach lawyer are the key to a successful Llanbradach conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 5 Our site is the only site offering you the ability to ensure that your conveyancing in Llanbradach will be conducted by a conveyancer on your bank conveyancing panel.

Examples of recent conveyancing in Llanbradach since December 2024*

Recently asked questions about conveyancing in Llanbradach

Please help. My Llanbradach lawyer is assuring me that she is duty bound toconduct Llanbradach conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Llanbradach conveyancing searches.

Why do I have to pay up front for conveyancing in Llanbradach?

If you are buying a property in Llanbradach your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this should be asked for immediately prior to contracts are exchanged. The closing balance that is due should be transferred shortly before completion.

Is it the case that all Llanbradach solicitor practices on the Kent Reliance conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

Last month we had a mortgage agreed in principle with Skipton. Llanbradach conveyancing solicitors are chosen. How long does it take for Skipton to issue the offer to the lawyer?

Some lenders take longer than others. Have Skipton done the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am purchasing a property in Llanbradach. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As your lender is Leeds Building Society your lawyer must follow the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Llanbradach.

I used Stirling Law several years past for my conveyancing in Llanbradach. I now require my file however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanbradach of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Llanbradach with a mortgage from Santander. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my solicitor about the side-deal as it would jeopardize my mortgage with Santander. Is this normal?.

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 recently realised that I have 72 years left on my lease in Llanbradach. I need to get lease extension but my freeholder is can not be found. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have done all that could be expected to find the landlord. On the whole a specialist should be helpful to try and locate and to produce an expert document to be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Llanbradach.

I own a 1st floor flat in Llanbradach, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Llanbradach with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2092

With only 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

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Sample of conveyancing solicitors in Llanbradach regulated by the SRA

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

  • Evans & Greaves Ltd, 5 Piccadilly Square, Caerphilly, Mid Glamorgan, CF83 1PB
  • Caswell Jones, Portcullis House, 18 Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1JN
  • Costley & Partners Solicitors, 93, Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1WS
  • 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

Residential Landlord and Tenant Conveyancing solicitors in Llanbradach

The list below is a small selection of solicitors in Llanbradach specialising in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on service charge disputes and the right to manage

  • Evans & Greaves Ltd, 5 Piccadilly Square, Caerphilly, Mid Glamorgan, CF83 1PB
  • Caswell Jones, Portcullis House, 18 Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1JN
  • 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
  • Pje Solicitors, 115 Broadway, Treforest, Pontypridd, Mid Glamorgan, CF37 1BE

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

Licensed Conveyancers specialise in the legalities surrounding purchasing and selling property and cover conveyancing nationwide not just Llanbradach. If instructing a Licensed Conveyancer governed by the CLC, you can expect:
  • Receive an honest and lawful service.
  • Have a high standard of legal services.
  • Have your conveyancing dealt with using care, skill and legal competence.
  • Enjoy the benefit of a high quality of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Enjoy the benefit of a service which is accessible and responsive to your individual needs.
  • You should not consider yourself discriminated against, victimised or harassed.
  • Not receive a service which is below the standard 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 necessary.
  • Have a speedy, independent and comprehensive service when if a complaint is registered about your conveyancing in Llanbradach.

*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.