Am I correct in assuming that the fact that my solicitor in Ilford is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her work?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Ilford conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

We see that you have a search directory identifying law firms on the TSB conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Ilford?

We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ilford.

we are a couple who are buying a 3 bedroom apartment in Ilford with a residential mortgage from Leeds Building Society.We like our Ilford conveyancing practitioner but Leeds Building Society says he's not listed on their "panel". It seems we have little choice but to instruct a Leeds Building Society panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan offered to you contains various provisions, one of which will be that lawyers must be on the Leeds Building Society approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society

Just had an offer accepted on a new build apartment in Ilford. Conveyancing is daunting 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 legal work.

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

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am purchasing a ground floor maisonette in Ilford. Conveyancing solicitor has been awaiting, from the vendor, building insurance documents. I was told today I was advised that the owner must forward the insurance schedule for the flat above in addition. Why would my lawyer need to check the insurance for the other flat? Is it really required? We have been stalled for the last fortnight…

It is not impossible in leasehold conveyancing in Ilford to discover Conveyancing in Ilford in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats rather than the landlord insuring the complete property - which is definitely preferable. You should clarify with your lawyer but it would appear that your lawyer is attempting to establish that the entire building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt as a result of lack of insurance.