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Conveyancing in Maesteg : Keep it Local

Reasons to use our Maesteg conveyancing solicitors

  • 1 The hallmark of our conveyancing solicitors in Maesteg is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the high standards of professionalism you would hope for.
  • 2 Maesteg property lawyers have a significant advantage when it comes to Maesteg conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that can impact your conveyancing
  • 3 Solicitors accustomed to conveyancing in Maesteg are familiar with the local issues peculiar to Maesteg and therefore you may benefit from better guidance and faster conveyancing.
  • 4 No matter what any alternative lawyers advise it could be important to pop into your solicitor to execute documents. There are various parties with with an interest in a house sale without needing to add Royal Mail into the equation.
  • 5 Experience means that Maesteg solicitor have developed valuable links with Maesteg local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of handling your house sale or purchase in Maesteg.

Examples of recent conveyancing in Maesteg since December 2024*

street view

Disposal

of detached residence residence, Pond Mawr, CF34 0NG completing on 20/01/2025 at a price of £182,000. The legal transfer of property incorporates some of the following tasks: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, agreeing completion date with parties

street view

Disposal

of terraced residence, Heol Llwyn Dyrus, CF34 9SU completing on 15/01/2025 at a price of £155,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, obtaining official copies of the title, setting up the completion formalities

street view

Disposal

of terraced residence, Pant Street, CF32 8DY completing on 03/01/2025 at a price of £120,000. The conveyancing process incorporates some of the following tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, sending title deeds and executed transfer to buyer’s conveyancer

street view

Sale

of terraced premises, Pant Street, CF32 8DY completing on 17/01/2025 at a price of £125,000. The legal transfer of property included amongst the various tasks: obtaining official copies of the title, agreeing completion date with parties, sending title deeds and executed transfer to buyer’s lawyers

Recently asked questions about conveyancing in Maesteg

I am currently in the process of buying my council flat in Maesteg. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

Completion of my remortgage has taken place for my property in Maesteg. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Maesteg building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Maesteg conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

Your lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My wife and I purchased a semi-detached Edwardian house in Maesteg. Conveyancing lawyer represented me and Aldermore. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maesteg and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.

I'm buying my first flat in Maesteg with a loan from Skipton Building Society. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my lawyer about this extras as it could affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 am looking for a leasehold apartment up to £305k and found one near me in Maesteg I like with amenity areas and station in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Maesteg suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan that many years may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

What makes your site different to other web based conveyancing brokers when it comes to conveyancing in Maesteg?

At this site secure a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Maesteg. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm paying the most commission, rather than the best value conveyancing in Maesteg

There are only 62 years remaining on my flat in Maesteg. I need to extend my lease but my freeholder is missing. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. For most situations an enquiry agent may be useful to try and locate and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Maesteg.

Leasehold Conveyancing in Maesteg - Examples of Questions you should consider Prior to Purchasing

    This question is important as a) areas can cause problems for the block as the common areas may begin to deteriorate where maintenance are not paid for b) if the tenants have a dispute with the managing agents you will need to have all the details Make sure you investigate if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being allowed in in a block in Maesteg. If you love the flatin Maesteg yet your dog can’t make the move with you then you will be presented with a hard choice.

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Sample of conveyancing solicitors in Maesteg regulated by the SRA

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

  • King Davies & Partners, Lloyds Bank Chambers, 18 Talbot Street, Maesteg, Mid Glamorgan, CF34 9BP
  • Thomas And Thomas Solicitors Limited, 1 Llynfi Road, Maesteg, Mid Glamorgan, CF34 9DS
  • David Edward Rees & Co, Plas Medi, 160 Bute Street, Treherbert, Rhondda Cynon Taff, CF42 5PE

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

Licensed Conveyancers specialise in the legalities surrounding purchasing and selling property and cover conveyancing nationwide not just Maesteg. When appointed a Licensed Conveyancer regulated by the CLC, you can expect:
  • Enjoy the benefit of an honest and lawful conveyancing.
  • Receive a high standard of legal services.
  • Be supplied with your transaction dealt with using care, skill and legal know-how.
  • Have a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Enjoy the benefit of a service which is accessible and responsive to your specific requirements.
  • You should not consider yourself discriminated against, victimised or harassed.
  • Not receive a service which is below the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your specific needs taken into account should you make a complaint.
  • Enjoy the benefit of a speedy, objective and comprehensive service if making a complaint about your conveyancing in Maesteg about your conveyancing in Maesteg.

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

  • Conveyancing practitioner instructed by the purchaser on acceptance of the offer
  • Investigating the title to the property
  • Carrying out Maesteg searches for the title
  • Reviewing draft contract pack and other papers supplied by the vendor’s conveyancer
  • Raising questions with the seller’s conveyancer
  • Negotiating the sale agreement
  • Reviewing replies prepared by the seller to pre-contract enquiries
  • Agreeing the wording for the Transfer Deed for completion
  • Advising the buyer in respect of the loan offer: (if appropriate)
  • Preparing and sending the buyer a report on title (that is; reporting to the purchaser on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Proceeding to exchange of contracts and then completion formalities
  • Completing and submitting to HMRC the appropriate Land Tax forms and payment
  • Registering the buyer and the home loan (if appropriate) at the HMLR.

*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.