Me and my fiance are buying a 3 bedroom flat in Angel with a mortgage. We have a Angel lawyer, but the bank says she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel firms or continue with our Angel property lawyer and pay for one of their panel ones to represent them. This feels very unfair; can we not insist that the bank use our Angel solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Angel conveyancing lawyer to apply to be on the conveyancing panel.
We are a couple about to exchange contracts for a semi detached house in Angel. We have hit a problem. Our mortgage offer with Norwich and Peterborough Building Society runs out on 16/2/2026 but the owners are suggesting a completion date of 18/2/2026. Can one extend the mortgage expiry date?
The best person to deal with your question is your lawyer who should determine whether they corresponding with the lender, vendor’s conveyancers, selling agents or conceivably all three taking into account what has gone on in your house move to date.
Due to the input of my in-laws I had a survey completed on a property in Angel ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not issue a mortgage on such a premises.
It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Angel. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by a couple of local estate agents in Angel to locate a conveyancer on your site. Is there a financial upside for Estate Agents to promote your services over alternative conveyancing organisations?
We don’t make any financial incentive for directing people in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What are your top tips when it comes to appointing a Angel conveyancing firm to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Angel conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Angel conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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How experienced is the practice with lease extension legislation?
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Angel conveyancing firm to represent me?
Most definitely. We can put you in touch with a Angel conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Angel property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired lease term was 98 years.
I have just had an offer accepted on a leasehold flat in Angel and the mortgage adviser that we are using suggested his conveyancer. She quoted £1000 excluding VAT and 3rd party costs. Does this sound reasonable?
Don't just go on a single estimate. One should seek like-for-like quotes for your conveyancing in Angel. Then select one that you trust and crucially, is on the approved panel of the lender that you are sourcing your mortgage from.