We are intending to buy a 1 bedroom apartment in Ilford with a mortgage. We like our Ilford solicitor, however the bank advise she’s not on their "panel". It seems we have no option but to appoint one of the lender panel firms or keep our Ilford lawyer as well as pay for one of their panel lawyers to act for them. We consider that this is unjust; are we not able to demand that the lender use our Ilford lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ilford conveyancing solicitor to apply to be on the conveyancing panel.

What does a local search tell me concerning the property my wife and I buying in Ilford?

Ilford conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays an important role in most Ilford conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

Are there restrictive covenants that are commonly identified during conveyancing in Ilford?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ilford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Ilford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ilford

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.

In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Ilford and how can you help?

The particular law that you refer to affords protection to business lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Ilford