Find a Lender-Approved Local Conveyancer in Angel

Ready to buy a new home? Find a law firm approved by your lender.

Choosing the right solicitor is the most important decision when it comes to your Angel conveyancing

Main reasons to use our service to help you choose a local conveyancing solicitor in Angel

  • 1 Experience means that Angel property lawyer have developed valuable connections with Angel local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all concerned in the process of undertaking your conveyancing in Angel.
  • 2 There is a strong possibility the the solicitors for the other party are located in Angel - if so sets of conveyancers are likely to be less confrontational
  • 3 Angel property lawyer are the key to a successful Angel home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 4 Angel conveyancers are likely to be familiar with the local Land Registry Office, Local Authority and estate agents
  • 5 Lawyer conveyancing solicitors have very good personal connections with Angel selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Angel since December 2023*

Recently asked questions about conveyancing in Angel

Me and my partner are purchasing a flat in Angel. My Solicitor is not on the mortgage company solicitor list. Am I still permitted to retain my Angel conveyancing solicitor even though they are not on the bank approved list?

Various options include

  • Proceed with your existing Angel solicitor but your bank will undoubtedly use a property lawyer from their approved panel. This will result in additional cost together with potential delay.
  • Appoint a new solicitor to act in the purchase, ensuring that they are on the lender conveyancing panel.
  • Convince your lawyer to apply to join the bank panel

About to place an offer on a leasehold apartment in Angel. The property agents say that it is the norm for flats in Angel to have less than 75 years left on the lease. I am taking out a mortgage with The Mortgage Works. Will the property be mortgageable given that the lease has Seventy One years left.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 24/3/2024 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges

For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

LEASE EXTENSIONS

We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office

Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who did the conveyancing in Angel 4 years ago no longer exist. What are my options?

Assuming you have a registered title the details of your ownership will be documented by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, locate your house and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

How does conveyancing in Angel differ for newly converted properties?

Most buyers of new build residence in Angel come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Angel typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Angel or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Angel is where the house is located. Can you shed any light on this issue?

Flying freeholds in Angel are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Angel you would need to get your solicitor to go through the deeds very carefully. Your bank 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 property.

I bought a property in Angel last 25/1/2023 and to date it is still not recorded with HM Land Registry. It is part of a development site and my lawyer told me that it can take over a year to complete the registration formalities. I have contacted HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Should I be concerned?

It is your solicitor that you should contact in order to satisfy any concerns which have been raised as part of the registration process for your Angel property. Normal Angel conveyancing practice includes an undertaking on the part of the previous owner’s property lawyer that they will assist in resolving any question raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.

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Sample of conveyancing solicitors in Angel regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Angel but also conveyancing throughout England and Wales.

  • Anne Cuthbert Solicitors, 55 Lower Addiscombe Road, Croydon, Surrey, CR0 6PQ
  • Deton Solicitors, 28 Portland Road, South Norwood, London, London, SE25 4PF
  • Haider Kennedy Legal Services Ltd, 25 Station Road, London, SE25 5AH
  • Ormerods, 45 Friends Road, Croydon, Surrey, CR0 1ED
  • Percy Holt & Nowers, 42 George Street, Croydon, Surrey, CR9 1NE

Residential Landlord and Tenant Conveyancing solicitors in Angel

The firms listed below are a small selection of solicitors in Angel specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Court proceedings for possession

  • Anne Cuthbert Solicitors, 55 Lower Addiscombe Road, Croydon, Surrey, CR0 6PQ
  • Deton Solicitors, 28 Portland Road, South Norwood, London, London, SE25 4PF
  • Haider Kennedy Legal Services Ltd, 25 Station Road, London, SE25 5AH
  • Thomas Sanchez Solicitors Limited, The Lansdowne Building, Lansdowne Road, Croydon, Surrey, CR9 2ER
  • Ormerods, 45 Friends Road, Croydon, Surrey, CR0 1ED

Commercial Conveyancing solicitors in Angel regulated by the SRA

The list below is a non-comprehensive list of solicitors in Angel with expertise in commercial conveyancing in Angel. This could include advice on re-mortgaging commercial property
  • Anne Cuthbert Solicitors, 55 Lower Addiscombe Road, Croydon, Surrey, CR0 6PQ
  • Ormerods, 45 Friends Road, Croydon, Surrey, CR0 1ED
  • Percy Holt & Nowers, 42 George Street, Croydon, Surrey, CR9 1NE
  • Mansouri & Son, 37a - 37b High Street, Croydon, Surrey, CR0 1QB
  • Cardinal Solicitors, 2nd Floor, 51-53 London Road, Croydon, Surrey, CR0 2RF

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.