Unfortunately I am unable to travel far from Mile End. Please explain the reason why all Mile End conveyancers aren't included on all bank panels?

Mortgage Companies ordinarily impose restrictions on either the nature or volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a practice needs to have at least two partners. In addition to restricting the structure of firm, some lenders decided to restrict the size of their panel they permit to represent them. You should note that lenders have no accountability for the standard of service supplied by any Mile End conveyancing practitioner on their panel. Increases in mortgage fraud was a key driver in the culling of conveyancing panels a few years ago even though there are conflicting points of view about the extent of solicitor involvement in some of that fraud. Data published by HM Land Registry exposes that thousands of law organisations only carry out a couple of conveyances annually. Those advocating conveyancing panel cuts question why conveyancing firms deserve claim to be on a conveyancing panel when clearly property law is not their primary expertise?

Our lawyer has discovered a a legal deficiency with the lease for the flat we are buying in Mile End. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our property lawyer says that he must be satisfied that the bank is content with this solution. Are we the client or is the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

What is your number one tip for choosing a conveyancing solicitor in Mile End

Do not opt for the lowest Mile End conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in Mile End. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Mile End?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s solicitors, and once they have received this, you will be called to receive the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Mile End. The Mile End property was put into my name in January. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in January. Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most mortgage companies would take a sensible view as this requirement principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Mile End?

Many commercial conveyancing solicitors in Mile End will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Mile End. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mile End.

For every commercial conveyancing transaction in Mile End it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Mile End commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Mile End.

My father-in-law has suggested that I use his conveyancers in Mile End. Should I use them?

No doubt it’s preferable to select a conveyancing practitioner is to have recommendations from friends or relatives who have previously instructed the firm that you are considering.