We were just about to exchange contracts for a ground floor flat in Angel. We encountered a stumbling block. The loan offer with Virgin Money runs out on 2/3/2026 but the sellers are putting forward a completion date of 4/3/2026. Can one extend the loan offer?
The person best placed to address this issue is your solicitors who is in a position to calculate if he or she is corresponding with the lender, seller’s lawyers, estate agents or possibly all parties taking into account what has happend in your conveyancing as of today.
My apartment in Angel is up for sale and I have a purchaser. Does my solicitor need to be required to be on the Santander conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I'm the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Angel. The Angel property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view banks take of it, depend on the bank as this requirement is principally there to capture subsales or the flipping of properties.
We previously appointed solicitors with offices in Angel on the Lloyds solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. The charge is not dictated by Lloyds but by your Angel conveyancing practitioner. Numerous firms on the Lloyds panel will charge an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
I am currently in the process of buying my council flat in Angel. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Angel for a purchase of a leasehold apartment 18 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest method to check if the premises is in your name, you can make 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 Angel conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Angel is where the house is located. What do you suggest?
Flying freeholds in Angel are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Angel you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Angel may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're novice buyers - had an offer accepted, yet the agent told us that the seller will only move forward if we use the agent's chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Angel
It is unlikely the vendors are behind this. If they want ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Contact the owners directly and make sure they understand (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Angel conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing figures pre-set by head office.