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Find a Lender-Approved Local Conveyancer in Llanbradach

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Our lawyers are committed to delivering the best property conveyancing to Llanbradach vendors and purchasers

Reasons to use our Llanbradach conveyancing solicitors

  • 1 There is a better than average chance that the other side’s lawyers have offices in Llanbradach - if so both parties will be familiar
  • 2 Llanbradach solicitor 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 conveyancing
  • 3 Retaining the services of a high street Solicitor in the main results in a more personal touch. Online forums bear testimony to the idea that in selecting a large conveyancing firm, you tend to be looked after by a team of people who who update you by reading from their computer screens.
  • 4 Llanbradach solicitors work in conjunction with Llanbradach estate agents, house builders, surveyors, banks and other professionals to make sure that a quality service is offered to clients every step of the way, offering all the legal expertise and help you require
  • 5 Excellent communication and pure property local knowledge are key benefits that you should seek when choosing conveyancing solicitors. Llanbradach conveyancing can become significantly more stressful because of poor communication between all the parties. The lawyers listed strive to make sure that the lines of communication are open and act on arising issues and developments instantly.

Examples of recent conveyancing in Llanbradach since January 2025*

street view

Disposal

of terraced residence, Monmouth View, CF83 3LX completing on 24/01/2025 at a price of £240,000. The conveyancing process incorporates some of the following tasks: taking formal instructions from and updating the seller client, preparing statement detailing charges, sending title deeds and executed transfer to buyer’s solicitor

street view

Transfer

of terraced property, Cae Pandy, CF83 3JP completing on 16/01/2025 at a price of £290,000. The conveyancing process included amongst the various tasks: drafting the sale agreement and Transfer, taking formal instructions from and updating the seller client, agreeing completion date with parties

street view

Transfer

of terraced premises, Heol Ty Crwn, CF83 3QW completing on 03/01/2025 at a price of £230,000. The legal transfer of property incorporates some of the following tasks: sending the transfer to the seller for execution in readiness for completion, taking formal instructions from and updating the seller client, agreeing completion date with parties

street view

Disposal

of terraced premises, Lon Yr Ysgol, CF83 8PE completing on 10/01/2025 at a price of £427,500. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, agreeing completion date with parties

Recently asked questions about conveyancing in Llanbradach

My wife and I are planning to purchase a property in Llanbradach and are in fact using a Llanbradach conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Skipton Building Society have this afternoon contacted us to advise us that there is now an issue as our Llanbradach solicitor is not on their conveyancing panel. Is this a problem?

Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Llanbradach solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

Is it realistic for conveyancing in Llanbradach to be concluded in under two weeks?

In a situation where the seller is applying pressure for your conveyancing we would recommend that your conveyancer is familiar with the area as they will benefit local contacts and insight. It is even conceivable that they may have conducted otherhomes in the same street. You would be best advised to use a Llanbradach conveyancing firm. Second, ensure that the lawyer is on the on the approved list for your mortgage company. It is estimated that nearly one in five of Llanbradach conveyancing transactions are held up or jeopardised after finding out that a purchaser’s solicitor was not on their mortgage lender’s member panel. This can often result in the home move being held up by almost three weeks. It is believed that this issue affects approximately one hundred thousand home moves annually. Most Llanbradach conveyancing practices can not act for certain banks so do check as early as possible.

What is the first thing I need to know concerning purchase conveyancing in Llanbradach?

Not many law firms shout this from the rooftops but conveyancing in Llanbradach or throughout Caerphilly is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the home moving process. E.g., the vendor, selling agent and even potentially your mortgage company. Appointing a law firm for your conveyancing in Llanbradach should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose interest is to protect your best interests and to protect you.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your solicitor ahead of all other players in the home moving process.

I have been told by my lawyer that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Llanbradach?

The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I had a mortgage agreed in principle with Lloyds. Llanbradach conveyancing solicitors have been appointed. How long does it take for Lloyds to issue the offer to the lawyer?

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

Completion of my purchase has taken place for my property in Llanbradach. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I decided to have a survey done on a house in Llanbradach ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend not give a mortgage on a flying freehold house.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llanbradach. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanbradach to see if the conveyancing will be more expensive.

Taking into account that I am about to spend over three hundred thousand on a house in Llanbradach I would like to talk to a lawyer concerning theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your property ownership legalities in Llanbradach.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Llanbradach should be the figure that you end up paying.

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Commercial Conveyancing solicitors in Llanbradach regulated by the SRA

The list below is a small selection of solicitors in Llanbradach specialising in commercial conveyancing in Llanbradach. This will likely include advice on taking a commercial lease as a tenant
  • 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
  • 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
  • Pje Solicitors, 115 Broadway, Treforest, Pontypridd, Mid Glamorgan, CF37 1BE

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

Licensed Conveyancers support the transfer of ownership of a property from one person to another and cover conveyancing countrywide as well as Llanbradach. When appointed a Licensed Conveyancer regulated by the CLC, you should:
  • Be supplied with an honest and lawful service.
  • Have a high standard of legal services.
  • Receive your conveyancing dealt with using care, skill and legal competence.
  • Have a high standard of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Receive a service which is accessible and responsive to your individual needs.
  • Not feel 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.
  • Have your individual needs taken into account should a complaint be necessary.
  • Receive a timeous, independent and comprehensive service if making a complaint about your conveyancing in Llanbradach about your conveyancing in Llanbradach.

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

  • Taking instructions from parties involved
  • Investigating the title to the property
  • Drafting contract and associated documents
  • Submitting draft papers to the conveyancer representing the purchaser
  • Finalising the wording for contracts and responding to additional questions from the buyer’s conveyancer
  • Agreeing the transfer deed
  • Responding to requisitions submitted by the buyer’s conveyancer
  • Proceeding to exchange of contracts and then completion of the sale
  • Receiving sale proceeds and transferring funds to the vendor, the estate agent and paying off the mortgage (if applicable)

*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.