Cunningtons Solicitors in Ilford, London

131 Cranbrook Rd,
United Kingdom

Tel: 020 8553 0002
Fax: 020 8553 1003

The Ilford office of Cunningtons LLP was opened in October 1994 and is run by Partner and Residential Conveyancing solicitor Mohammed Moula.

The Ilford branch also has clients in other areas nearby: Stratford, Dagenham, Hornchurch, Walthamstow, Barking and throughout the rest of London.

If you are selling your home, buying a new home, or simply remortgaging your existing home anywhere in London, our firm of residential conveyancing solicitors make sure that all the legal aspects are taken care of.

Click here to request a quote on how much your conveyancing will cost.

Mohammed Moula, partner in charge of the Ilford office

Mohammed Moula

Partner in charge of the Ilford branch

Mohammed Moula is the partner in charge of the firm’s Ilford office. Mohammed specialises in all aspects of residential conveyancing.

Mohammed joined Cunningtons in 2014. Having qualified as a solicitor in 2007 he has worked for firms in East, West and Central London and has built up a wealth of experience and clients in property-related matters.

Out of the office Mohammed enjoys following football, and keeps a close eye on his local team, West Ham United. He is married and has two young children who keep him occupied for the rest of his time.


Telephone: 020 8553 0002

Why Cunningtons?

  • Fixed Fees
  • Personal Contact
  • Local Branch
  • National Coverage
  • Contact by Phone or Email
  • Great Reviews
  • Award-winning Solicitors
  • Conveyancing since 1748
  • Specialist Conveyancers


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Cunningtons solicitors in the Ilford office offer you a range of legal services, focusing on Property and Wills and Probate.

Residential Conveyancing
Residential Conveyancing

Mohammed Moula, the Partner at the Ilford office looks after all aspects of residential property transactions from sale or purchase of both freehold and leasehold properties, re-mortgages, transfers of equity and agreed lease extensions.

Wills & Probate
Wills & Probate

Cunningtons Will drafting service will help you to understand the forms to be completed and make sure final documents are correctly executed, giving you peace of mind that your affairs will be left in order and avoiding complex intestacy problems.


More about Ilford and Cunningtons

The Ilford office of Cunningtons LLP was opened in October 1994 by Cunningtons Partner John Simpkin, and is now run by conveyancing solicitor and Partner Mohammed Moula.

The office is conveniently located in Cranbrook Road on the northern outskirts of Ilford Town Centre within easy reach of the M11 and A406 North Circular. The office is also within a few minutes walk of the main shopping area, Ilford station and bus routes, making the branch within easy reach of Stratford, Walthamstow, Barking, Dagenham, Walthamstow and the rest of London.

The area is served by the London Underground Central Line in the north at Redbridge, Gants Hill and Newbury Park. There is also metered parking in both Cranbook Road and Beal Road within a very short distance of the office.

Ilford is a major metropolitan centre situated in north-east London in the London Borough of Redbridge, of which it is the administrative centre. It lies within easy reach of the City and Docklands development and is therefore an ideal location for those commuting into London.

It is a cosmopolitan area, with a wide variety of housing, from studio flats to substantial 4 and 5 bedroom houses in Valentines Park.

Cunningtons Ilford office deals mainly with residential conveyancing and is well placed to serve not only the Ilford area itself but also surrounding areas of North and East London and West Essex including Stratford, East Ham, Buckhurst Hill, Barking, Dagenham, Chingford, Romford, Chigwell, WoodfordLoughton and Walthamstow.

Like other Cunningtons offices, Cunningtons Ilford benefits from the support available as part of a much larger firm including investment in the latest information technology to assist in the rapid process of transactions whether they be sales, purchases or remortgages.

Cunningtons Ilford also works, where necessary, in conjunction with the other offices of the firm which provide a nationwide service to its clients. As well as Residential Conveyancing, our range of offices help us to offer assistance with a variety of other legal matters such as divorce and family matters, debt collection and general litigation, commercial transactions, will preparation and probate and trust affairs including Lasting Powers of Attorney.

Conveyancing solicitors for Ilford and the rest of London

Moving house with the help of a professional property expert makes things faster, easier and more secure. No-one wants to take risks with the sale or purchase of their most valuable asset, and our team of property conveyancing solicitors makes sure of that.

The team at Cunningtons provide Conveyancing for buying and selling property throughout England and Wales, and locally in West and East Sussex.

Conveyancing for buying property in London

The process we go through when we help a client to buy property involves:

  • contacting the seller’s solicitor to check title deeds,
  • implementing necessary searches (read about your search options here),
  • talking to the mortgage company to confirm the required money is in place to buy the property, and
  • reporting back with all the required documents for them to sign.

Then when they have exchanged contracts, we

  • make sure the deposit money is in the right place,
  • prepare all the papers and statements for completion,
  • submit the certificate of title to the mortgage lender,
  • ensure all the search information is received,
  • then make sure that money from the mortgage lender is in the correct account.

When all this is done, it’s time for completion – we:

  • make sure all the funds have been paid to the seller’s solicitor in exchange for the deeds and any other documents,
  • finalise the client account,
  • pay the required stamp duty, and register the new owner with the Land Registry.

Read more information on the buying aspect of the property conveyancing process.

Conveyancing for Selling property in London

The conveyancing process for selling a house or flat is slightly simpler than when you are buying, although the legal part is just as important.

When a client has signed up with Cunningtons as their conveyancing solicitor to look after the legal side of selling property,

  • their mortgage company sends us their title deeds, as well as a statement of the amount of money still owing for their property.
  • The buyer’s solicitor asks us for any further information they need.
  • We then prepare a sale contract with preferred dates to complete,

and this leads up to the Exchange of Contracts.

  • The buyer then pays the deposit money into our solicitor account,
  • and we are sent a statement from the mortgage company.
  • As the vendor’s conveyancing solicitor we receive all the money needed to pay the estate agent’s commission fee.
  • we account for this in your closing financial statement.

On completion, we:

  • move the money from the sale to the seller, their estate agent, and the mortgage company.
  • We arrange for the seller’s estate agent to hand over the keys to the property’s new owner.
  • We then send any remaining money to the seller, as well as a statement detailing all the expenses of the sale.
  • Finally, we send over the deeds to the buyer’s solicitors – and the property is now legally sold.

Read more about the legal process of selling property.

Conveyancing for Remortgaging

When you remortgage, you still need to make sure the legal side is taken care of to ensure your house or flat is secure. Our property conveyancing service has you covered here too.

Your named solicitor receives your title deeds, as well as a copy of your title from the Land Registry – they then run your up-to-date search options as required. Your lender sends your solicitor your new mortgage offer, and you get sent the mortgage deed to sign.

They arrange to receive the money from your new loan, and get an updated account of your loan amount. One or two final search checks, then your remortgage is complete – the remaining money goes into the correct accounts and your remortgage is registered with the Land Registry. For more information on the remortgaging side of the conveyancing process, click here.

If you are searching for another legal service outside of property conveyancing, you can call on Cunningtons LLP Solicitors’ London Ilford branch. We work closely with other Cunningtons branches across England and Wales in order to offer a full range of legal services to our clients.

We are often asked to help with professional will drafting and commercial property acquisitions, as well as Family Law, Employment Law, and Litigation – and we know that we can rely on contact with the experienced professionals in other offices of Cunningtons Solicitors across the UK.

Frequently Asked Questions

Here are some questions that our Solihull branch gets asked: if you need an answer to a question that is not on this list, please contact us for an answer.

> What happens in the conveyancing process?

Conveyancing is the legal process of transferring property, and it happens whenever UK property is bought, sold or remortgaged.

The conveyancing process for each transaction is different, and generally involves liaising between buyers, sellers, mortgage companies, local councils and the Land Registry.

If you are buying property:
We contact the seller’s solicitors to check the title deeds and contract, then conduct a variety of searches depending on the location, check the formal mortgage offer, collect together documents that require signing, organise the handing over the deposit, ensure all monies are in the right accounts, arrange completion of sale, ensure the correct stamp duty is paid, instruct the land registry of the change in ownership, then send the deeds to either the buyer or the mortgage lender.

If you are selling property:
We obtain the title deeds and up-to-date information from the Land Registry, arrange the contracts that outline the sale, liaise with the buyer’s solicitors, find out the balance on your mortgage if necessary, send deeds for signing, arrange for estate agents’ fees to be paid, collect all funds due to the seller, submit statements and send dees and keys to the new owner.

If you are remortgaging:
We obtain the title deeds and up-to-date title copy from Land Registry, deal with any searches, receive mortgage offer, ask you to sign mortgage deed, arrange for the delivery of the new loan, get up-to-date statement from current lender, run searches at the Land Registry, receive the loan and repay existing mortgage, and register the new mortgage with the Land Registry.

In brief, conveyancing has a number of stages and differs according to the purpose of the transaction, the finances of the buyer/seller/remortgager, the geographical location of the property, and the number of other transactions in the chain.

Talk to your conveyancing solicitor throughout the process and they’ll keep you up to date with this important process.

> What is the difference between a solicitor and a conveyancer?

When you use a solicitor for conveyancing you can be sure that they are regulated by the Solicitors’ Regulation Authority (SRA), a member of the Law Society, have degree-level qualifications and at least two years on the job training before qualifying as a conveyancing solicitor.

Whereas a conveyancer tends to be regulated by the Council for Licenced Conveyancers (CLC) and is usually less highly qualified, although can still be perfectly competent.

> What searches does a conveyancer do?

The standard searches your conveyancing solicitor undertakes are:
– local authority,
– water/drainage, and
– environmental.

There are a number of other searches to undertake depending on the locality of the property. For example, in mining areas a mining search is also always obtained. There may also searches for Gypsum in areas where gypsum mining has taken place, Lead MiningChina Clay, and Limestone.

Check with your property solicitor to find out which searches they are intending to undertake.

> When I ask for a conveyancing quote, do I have to pay anything?

All our conveyancing quotes are free and you are not obliged to use our conveyancing services.

However, we have found that most people who receive a quotation for our conveyancing services are happy to use us and remain loyal customers for future moves!

> Is there a difference between freehold and leasehold conveyancing?

The short answer is yes.

When dealing with leasehold transactions, there are many more things to check during the conveyancing process, including ground rent, service charges, licences under the Lease and leasehold covenants (obligations).

For this reason we charge an additional fee for dealing with leasehold transactions.

> Should I use an online conveyancing company?

We do not generally recommend using an online conveyancer; although you often pay a lower fee, the level of service will also be lower.

You will rarely speak to the same person twice, and you have to be wary of the extras they add on.

When you are dealing with something as valuable as your home, it is important not to take risks. And the potential small savings to be made by using online conveyancing don’t add up – yet. You should meet the solicitor who is working on your case face-to-face.

> How do I avoid fraudulent transactions when moving house?

With such large amounts of money changing hands, there can be attempts to steal them in transit.

It is easy to avoid fraud if you follow simple rules:
1 – Never ever disclose bank account details by email.
2 Never pay money into an account whose details you have received by email.
3 Both you and your solicitor should pay into accounts whose details you have received by phone or in person.
4 – Ideally, test the veracity of bank account details by making an initial payment of £1 – which you then verify by telephoning your conveyancing solicitor – before paying any more.

> How long does conveyancing take?

As most home moves depend on a number of different factors, it is impossible to predict how long your conveyancing will take. However, on average the process will usually take about 8 weeks for a freehold property, and slightly longer for a leasehold.

But as there can be a number of transactions going on at the same time, usually with a chain of strangers all buying and selling their homes and getting mortgages in place – the process rarely depends on just one person.

That’s why moving home is a great time to practice calm and patience, as it is out of your control.

> What living in Ilford like?

Tom Dyckhoff wrote about Ilford in his Let’s Move To … column in The Guardian in 2017:

“Let’s move to Ilford, East London: ‘One of today’s boomtowns’
As inner London becomes supergentrified, it’s suburbs such as this that are left for the likes of you and me

What’s going for it? Ilford’s attraction is not immediate. I rise past it most weeks on the North Circular; you might be in any outer London suburb, Kingston or Kingsbury, Bromley or Barnet. If you squint hard (health and safety warning: not when you’re driving), you could even be in Los Angeles. Maybe. Look, Ilford has its moments. Indeed, as central London becomes supergentrified with artisan chocolate boutiques, suburbs such as Ilford are left for the likes of you and me, with the cosmopolitan diversity we once used to seek in the hubbub of the city. These are today’s boomtowns, filled with young professionals, here not least because of Crossrail – aka the Elizabeth line. Sure, Ilford is fat on chainstores, but look past TK Maxx and Wilko and you’ll find wonderful green pockets such as Valentines Park, ace south Asian grocers and Turkish grills.

The case against 
It’s not a beauty. It’s as if a giant toddler tipped out its building blocks on to the Essex borders.

Well connected? Very. Trains: every few minutes to Liverpool Street (16-21 minutes) and, the other way, to Brentwood (13); Crossrail should get you to Liverpool Street in 17 minutes, Farringdon in 19 and Bond Street or Shenfield in 24. Driving: the North Circular skirts by, and you’re not far from the A12 and A13 for escaping the Smoke.

Schools Primaries: many “good”, Ofsted says, with LoxfordCleveland RoadSeven Kings and Christchurch “outstanding”. Secondaries: LoxfordValentines HighSeven KingsIsaac Newton Academy and Chadwell Heath Academy all “outstanding”.

Hang out at … The wonderful veggie Indian, Saravanaa Bhavan. Or the Gardener’s Cottage Cafe in Valentines Park.”


More information about the services offered at our Ilford branch

Conveyancing Done Right

What is conveyancing, how long does it take, and what can go wrong? We guide you through your choices

Find Out More

Jargon Buster

There’s a lot of jargon involved in the world of conveyancing, so we have put together a list of the most common terms, with explanations.

Find Out More

Ilford Partner Profile

Mohammed Moula is the Partner in Charge of the Ilford branch. Find out more about him.

Find Out More

Paul & Lindsey are fantastic!

Extremely knowledgable and efficient. I’m always recommending you and just wish that my buyers/sellers used you as well!
Mr. P.