Can you vouch for a Nottingham Building Society sanctioned Angel conveyancing firm who can have us moved in within two weeks? Would it be better to use a high street Angel practice or a web based firm?
We would be happy to suggest some excellent Angel conveyancing firms. You can also walk up the main road in Angel. Go in to a couple of law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your requirements together with the reasons and ask for a commitment on speed. Select the one that appears most efficient.
I have 71 years unexpired on my lease and need a lease extension for my flat in Angel. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/9/2025 the requirements read as follows :
I have a mortgage with Aldermore for my property in Angel. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
Your original mortgage agreement with Aldermore will provide that you need their approval in advance of renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
It is not clear whether my lender requires a lease extension. I have called into my local Angel building society branch on various occasions and was advised it wasn't an issue and they will lend. My Angel conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer agreed on a house in Angel. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A few days later, the conveyancer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todaybeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Angel for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to check if the property 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.
I am a couple of weeks into a freehold purchase having been directed to conveyancers by the local agent to handle our conveyancing in Angel. I am am extremely disappointed with the quality of service. Could you help me find new solicitors?
They would have to be really poor in order to consider changing them. Has the loan offer been generated? In the event that it has you must advise them of the new conveyancer and have the offer are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid added costs and delays. That should be your starting point. Our search tool should help you find a lender approved solicitor for your home move in Angel