I am searching for value for money conveyancer. Do I opt for an online conveyancer as opposed to a high street Angel conveyancing solicitor?

Existing third party relationships is an important consideration when choosing conveyancing solicitors. Angel conveyancers often have long term relationships with lenders and agents, local authorities, valuers and other law firms meaning the whole process is going to be much more straightforward for you. Possessing vast intelligence of the local area is an advantage.

My uncle pointed out to me me that in buying a property in Angel there could be a number of restrictions prohibiting external alterations to a property. Is this right?

There are a number of properties in Angel which have some sort of restriction or requirement of consent to perform external alterations. 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.

We expect to receive a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Angel solicitors on the Kent Reliance 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 Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

Intending to buy a maisonette in Angel. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Angel lawyer is on the Santander conveyancing panel.

I have been told that property searches are the primary cause of obstruction in Angel house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Angel.

I used Action Conveyancing a few years past for my conveyancing in Angel. I now require my file but the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Angel of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying a new build house in Angel with a mortgage from Bank of Scotland. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not inform my lawyer about the side-deal as it will affect my loan with the bank. Do I keep my lawyer in the dark?.

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.