My wife and I are purchasing a 1 bedroom flat in South Woodford with a mortgage. We like our South Woodford lawyer, but the lender advise he's not on their "panel". It appears that we have little choice but to use one of the mortgage company panel conveyancing practices or continue with our South Woodford conveyancing practitioner as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 South Woodford conveyancing solicitor to apply to be on the conveyancing panel.

I got the keys to my flat on 3 May and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in South Woodford advises it will be recorded in a couple of weeks. Are titles in South Woodford particularly slow to register?

As far as conveyancing in South Woodford registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry have to notify any other parties. At present approximately 80% of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Registration is effected once the buyer has moved in to the property therefore registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.

The estate agent has sent us the confirmation of our purchase of a new build flat in South Woodford. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in South Woodford

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a flat up to £235,500 and identified one round the corner in South Woodford I like with amenity areas and transport links nearby, however it only has 52 remaining years left on the lease. There is not much else in South Woodford for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

I am due to assess quotes for conveyancing in South Woodford from three lawyer and decide on one. Am I right to ask them to sit tight until I I have an offer accepted on a flat.

We would recommend that you only get your property lawyer to open a file and order searches after the sales memo has been issued by the estate agent particularly as South Woodford conveyancing searches are a couple of hundred pounds.