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Conveyancing in Ilford Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 11/10/17

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 Move, 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.

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.

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.

Should we use a conveyancing solicitor suggested by the agent?

A.

Agent recommendations are a commonplace path for purchasers to get a solicitor. Such referrals should be considered carefully, as it may be the case that the agent recommends the solicitor willing to pay the highest referral fee, not the most suitable for you.

Q.

I have taken out a quote from you. Are there any additional charges?

A.

Homeward Legal's solicitors will not charge any extra, hidden costs. Be aware that some solicitors only estimate conveyancing costs, meaning that you could pay much more when you complete.

Q.

Is a building survey a good idea when we are buying property in Ilford?

A.

We strongly recommend that Ilford buyers arrange a house survey. It is a fact that there are many issues that have a negative impact on a property. These can include roof spread or roof damage, and issues such as these are not likely to be investigated as part of the conveyancing itself.

Q.

Will your conveyancing solicitor in Ilford carry out any conveyancing searches on the London thirties detached property I am intending to purchase?

A.

If buying and obtaining a mortgage the building society of bank requires you to at least specific searches, including the following for properties in Ilford: Local Authority Search, Drainage and Water Search (CON29DW) and Environmental,, and possibly area-specific searches for instance Chancel.

Q.

Will I need to get a chancel search? I am buying a house on the same street as a 1300s glebe in Ilford.

A.

Owners of property near to nearby church land must contribute towards repairs, where chancel repair liability exists. Liability has the potential to impact the value of a property, but insurance is available should an obligation to fund repairs be enforced. Church properties in the local area include Goodmayes St Paul, Great St Margaret of Antioch, Great St Luke and Great St Margaret of Antioch.