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Recently asked questions about conveyancing in Caerphilly

Finally, a loan agreement from HSBC for the remortgage of my 2 room garden flat is due imminently. Are you able to propose a low cost conveyancing solicitor in Caerphilly?

You have come to the wrong site to search for the lowest fares for conveyancing in Caerphilly. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Do not be seduced by brokers seducing you with £100 conveyancing in Caerphilly. Optimistically, in being led by low cost conveyancing, you will end up with what you pay for and at worst you will end up with a surprising uplift in extras and still not receive the service required.

I purchased a freehold premises in Caerphilly but nevertheless pay rent, why is this and what is this?

It is rare for properties in Caerphilly and has limited impact for conveyancing in Caerphilly but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

I have todaybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Caerphilly for a purchase of a leasehold apartment 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caerphilly conveyancing specialists.

How does conveyancing in Caerphilly differ for newly converted properties?

Most buyers of new build or newly converted property in Caerphilly come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Caerphilly tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Caerphilly or who has acted in the same development.

The lawyers handling our conveyancing in Caerphilly has forwarded documents to review that state the property is unregistered with epitome documents. Is it not the case that all property in Caerphilly are registered?

Almost all property in Caerphilly is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Caerphilly conveyancing lawyers should be capable of dealing with this type of conveyancing but in the event that uncertainty reigns the prevailing proposition presently appears to be for the current owners to deal with the registration formalities first and then sell - this will predictably result in a significant delay.

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