I am hoping to receive a mortgage with Halifax. I would like to retain the legal services of a Licensed Conveyancer in Angel. Does the Halifax Solicitor panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We were just about to exchange contracts for a semi detached house in Angel. We encountered a stumbling block. Our mortgage offer with Platform Home Loans Ltd runs out on 27/8/2026 but the sellers are putting forward a completion date of 1/9/2026. Can one extend the mortgage expiry date?
The person best placed to address this question is your solicitors who should determine if they should be discussing with the bank, owner’s representatives, estate agents or conceivably all parties taking into account what has happend in your conveyancing to date.
Why do I have to pay up front for conveyancing in Angel?
If you are buying a property in Angel your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the purchase price then this will be needed shortly in advance of exchange of contracts. Any further balance that is needed will be payable shortly before completion.
We had appointed solicitors locally in Angel on the Bank of Ireland solicitor panel. They have just billed me a separate fee for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. The fee is not set by Bank of Ireland but by your Angel lawyer. Numerous firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I am expecting a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Angel solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Angel solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Angel solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Angel?
Its becoming the norm that commercial conveyancing solicitors in Angel will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Angel. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Angel.
For each commercial conveyancing transaction in Angel it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Angel commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Angel.
We are 14 days into a residential purchase having been recommend to conveyancers by the estate agent to carry out the conveyancing in Angel. I am am starting to be frustrated with the level of service. Could you you assist me in finding new conveyancers?
A solicitor would have to be very poor in order to consider replacing them. Has your mortgage offer been sent? In the event that it has you must inform them of the new lawyer and have the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid escalating charges and delays. So that should be your starting point. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Angel