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Conveyancing in Ilford Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 12/01/18

Transport and public service information if you’re buying or selling residential property in Ilford -

By road: Ilford is served by the A118, A123 and A406. By rail: The nearest train station is Ilford. By air: Ilford is closest to these eight airports: London City Airport (7 miles), London Heliport (17), London Biggin Hill Airport ( 22), London Stansted Airport (28), Southend Airport (31), Rochester Airport (34), London Luton Airport (46), and London Gatwick Airport (50).

Hospital: King George, Barley Lane, Goodmayes, Ilford, IG3 8YB. Council: Redbridge (www.redbridge.gov.uk).

Attractions: Valentine’s Park, Holocaust Memorial Gardens, Seven Kings Park, Goodmayes Park, and Redbridge Museum.

Q.

Do Homeward Legal manage residential property auction conveyancing in Ilford?

All of our property conveyancers frequently handle the legal work for both buyers and sellers at auction. We always recommend that auction-buyers instruct their chosen lawyer as far in advance of the day of the auction as possible, so that they can carry out a detailed review of the auction pack. Following the day of your successful bid, your solicitor is then completely geared up to finish all the legal work inside the conventionally-required 28 days.

Try our quote calculator, or call our team of auction conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote.

Q.

Please advise how I can circumvent paying out for stamp duty to HM Revenue?

Stamp Duty Land Tax (SDLT) is usually due for home purchases over £125,000. Stamp duty avoidance schemes must be treated with caution, because they are costly and, if the scheme fails, you may be charged a penalty of up to 100% of the stamp duty amount owed.

The government occasionally runs legitimate stamp duty schemes to assist purchasers (e.g. a reduction in the tax for first-time buyers). Your solicitor will be able to confirm whether any such schemes are in current operation, and if you are eligible to take part.

Q.

What will the solicitor do if the Ilford property I hope to invest in is inside of a conservation area boundary, but has out-of-place doors installed?

Local authority enquiries will be conducted by your property lawyer in Ilford as part of the conveyancing process. The results of the searches will confirm whether the Ilford property is in a designated conservation area, and if there exists any evidence of planning authority consent for the additions to the property. Should no appropriate permissions be present, the solicitor will give you professional advice on the best alternatives, which include seeking cover from an indemnity insurance or obtaining retrospective consent from the Redbridge local authority.

Q.

How is contaminated land in Ilford investigated?

Property can be contaminated by many natural causes, as well as historical agricultural and industrial use. Contaminants like chemicals or products of mining, and proximity to waste sites should be found during the environmental conveyancing searches, and detailed in the report on title prepared by your solicitor.

Q.

How much will the council tax be on a Forties, mid-terrace house in Ilford?

The solicitor will consult with Redbridge council to ascertain the most up-to-date council tax rates and to confirm your property’s tax band, which will be detailed in the conveyancing report on title. Council tax rates for properties in Ilford are tabled online at the council site. The 2016/2017 council tax rates were:

  • Band A - £943.48
  • Band B - £1,100.73
  • Band C - £1,257.97
  • Band D - £1,415.22
  • Band E - £1,729.71
  • Band F - £2,044.21
  • Band G - £2,358.70
  • Band H - £2,830.44

Retrieved on 15 March 2017

Q.

We have found several useful guidebooks giving details on bypassing the solicitor (for example, House Buying, Selling and Conveyancing by Joseph Bradshaw). Do we have to use a conveyancing solicitor in Ilford?

Hypothetically, there are no reasons why you can’t undertake the legal work unaided. In reality, however, a solicitor handles a long list of tasks, ranging from chasing lenders for comments on issues raised to communicating with all the buyers and sellers in the chain, which need a skilled professional. The problem will come when your inexperience in conveyancing introduces delays and potentially jeopardises the transaction. More important, though, is that you will not have the personal indemnity insurance that all legal firms are legally obliged to hold.

Give Homeward Legal’s team a call on 0800 038 6699 to discuss your conveyancing requirements and to obtain a free, fixed-fee quote.

Q.

Is a building survey a good idea when buying a new-build property in Ilford?

We strongly recommend that buyers arrange a house survey, regardless of the age of the building you are buying. It is a fact that there are many issues that have a negative impact on a property. These can include roof spread or chimney flue damage, and issues such as these are not investigated as part of the conveyancing itself. It therefore makes sense to organise an independent survey.

Q.

Our circumstances now dictate that we need a speedy completion on the purchase of a £310,000 semi-detached house in Ilford, so what should we do to guarantee the acceleration of the transaction?

Key to increasing the pace of the conveyancing transaction is to instruct a diligent and proactive property lawyer as early as possible. When choosing a property lawyer, you should consider these questions:

  • Do they offer 'no move, no fee' protection? This can incentivise a faster transaction.
  • Do they offer 'instant' online quotes?
  • Are phone, fax and email their preferred methods of contact?

Homeward Legal offers this and more. To discuss your needs and to obtain your fixed-fee, ‘No Completion, No Fee’-guaranteed quote, contact our team on 0800 038 6699. You can also do your part as the buyer by ensuring you chase your solicitor, if you think they have incurred an avoidable delay, responding to your lawyer’s questions (preferably by email or phone, rather than letter), filling in and returning any forms quickly, and arranging any finance you need to assist with your purchase as early as possible.

Q.

What kind of fact finding in connection with the potential risk of a flood at Essex will a conveyancer in Ilford advise us on for a Victorian property we are intending to purchase?

A.

An experienced conveyancing lawyer makes an application for official conveyancing and environmental searches that should include Ilford historical flood risk data. An inexpensive Essex database search (most likely a Landmark Database search) could possibly be suggested by the property solicitor in Ilford if the results of the environmental search show that there is a flood risk.

Q.

We are buying a 1950's property. Do we need conveyancing searches?

A.

Conveyancing searches are a typical collection of queries carried out on your behalf. Conveyancing searches are very informative, but only relate to legal-related matters.

Q.

Is preparation of title repair or a indemnity policy a fee or disbursement?

A.

Fees and disbursements should be identified on a quote for your conveyancing, with all potential additional costs clearly stated. This cost is a fee not a disbursement, and should be included in your quote.

Q.

Please advise how to circumvent paying out for stamp duty to HM Revenue?

A.

Stamp Duty Land Tax (SDLT) is usually due for home purchases over 125,000 pounds. Stamp duty avoidance must be treated with caution. These schemes are costly and , if the scheme fails, you may be charged a penalty of up to 100% of the stamp duty amount owed.

Q.

I am expecting to move from our detached home on the outskirts of Ilford into a building in Hockley . At what stage to choose a home removal company?

A.

The ideal way is for home movers to hold off instructing a removal firm until after everyone has set a formal move date that occurs after signing of contracts. Get more information from South Park Removal Service Ltd, 284 Green Lane, Ilford, IG1 1YD Telephone: 020 84781258 or A A Removals, 96a Green La, Ilford, IG1 1YQ on 07960 674002.

Q.

Can you explain why conveyancing legal work goes on for so long?

A.

Conveyancing may be held up, Homeward Legal, however, strive to diminish their cost wherever reasonable.

Q.

Regarding the fact that 2012 was second wettest year since 1920 we are wondering if environmental searches may not be detailed enough?

A.

An experienced Ilford property lawyer will recommend that you include flood searches (Landmark search) if the standard searches flag up a Ilford flood risk area data

You could always speak to a local resident for some added confidence or local Essex flood damage expert - try: A & N Contracts, 54 Blythswood Rd, Ilford, IG3 8SH Tel: 0800-135 7815.