Our conveyancer has uncovered a a problem with the lease for the flat we are purchasing in Angel. The other side have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our has advised that he must be satisfied that the mortgage company is content with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your will have no choice but to discontinue acting for you.

A friend informed me that in purchasing a property in Angel there may be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of a number of properties in Angel which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Angel should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to mortgage companies such as , do Angel have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

How can we know in advance if a Angel conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Angel seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your conveyancing.

I'm purchasing my first flat in Angel benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my conveyancer about this extras as it may impact my mortgage with . 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.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Angel. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Angel are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Angel so you should seriously consider shopping around for a Angel conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.

I own a 1st floor flat in Angel, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Corresponding flats in Angel with an extended lease are worth £165,000. The ground rent is £45 charged once a year. The lease ends on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

Are you able to confirm the variety of conveyancing handled by Angel conveyancing solicitors?

Almost all Angel conveyancing firms tend to conduct a broad spectrum of services to home and land proprietors, vendors, buyers, freeholders and tenants such as:

House sale conveyancing in Angel and across the country Residential purchase conveyancing in Angel and nationwide Adverse Possession claims where you are occupying an area of land adjacent to your property and using this as your own - advise on the potential for making a claim to ownership of that land Conveyancing for builders and developers Declarations of Trust for family and other joint ownership Land Registry applications (adverse possession, missing deeds)