I am not in a position to travel far from Ilford. Please explain the reason why all Ilford property lawyers aren't automatically on all mortgage company panels?

Pre- 2008 most lenders exhibited an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, banks have since requiredmore data from law firms concerning their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many law practices have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of volume of transactions the lenders insisted on.

Would the conveyancing solicitors identified via your search tool conduct auction conveyancing in Ilford?

There are a number of auction solicitors we can connect you with those who can conduct auction conveyancing. Ilford is just one of our areas of where our lawyers cover.

What will a local search tell me about the property I am buying in Ilford?

Ilford conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search plays a central role in most Ilford conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (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 headings.

I am buying a new build house in Ilford with a loan from Barnsley Building Society. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it would impact my mortgage with the lender. 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.

My business partner and I are planning to lease a unit on a shopping parade. Can you recommend solicitors offering fixed fees for commercial conveyancing in Ilford for under £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Ilford, including the sale and acquisition of businesses as well as simply premises. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing calculation.