I am in the market for a low cost property lawyer. Should I go for for an internet conveyancer or a high street Tredegar conveyancing solicitor?

Tredegar is a unique place, where local knowledge helps. The laid-back lifestyle has an upside – just not for your home move. The solicitors that we list host well rounded Tredegar intelligence with a professional, hands-onattitude that ensures the conveyancing to progress hassle free. It is a definite plus if they can make use of long term relationships with financial advisers, estate agents, surveyors and counterpart Tredegar conveyancing solicitors

My grandfather passed away six months ago and as sole heir and executor I was left the property in Tredegar. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?

If you intend to refinance then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.

We are purchasing a 3 bedroom semi in Tredegar. We would like to carry out a loft conversion at the property.Will legal work on the property involve enquiries to determine if these alterations were previously refused?

Your property lawyer should review the registered title as conveyancing in Tredegar will sometimes identify restrictions in the title deeds which prohibit categories of changes or require the permission of another owner. Many additions call for local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

Is it the case that all Tredegar CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

My sealed bid on a property in Tredegar has been accepted, but there is a chain. The vendors have put an offer on somewhere, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Tredegar. What do I do now? When do I get the mortgage application with Nottingham started?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Tredegar conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Nottingham conveyancing panel. As to the subsequent phase this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a rising market the majority of purchasers would apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.

I am buying my first flat in Tredegar with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about the extras as it would affect my mortgage with the bank. Should I keep quiet?.

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.

Hoping to buy a property located in Tredegar and I am already nervous. I couldn't find anything specific about Tredegar. Conveyancing will be needed in due course but do you know about the Tredegar area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Tredegar. In the meantime here are some basic statistics that we found