Last January we completed a house move in South London. We have noticed several problems with the property which we suspect were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in South London?

The query is vague as to the nature of the problems and if they are unique to conveyancing in South London. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, a property owner completes a document called a SPIF. answers provided is misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in South London.

My mortgage company has recommended solicitors on their panel based in South London but I would rather instruct a conveyancing lawyer in South London round the corner to me. Are you able to assist?

Far from all South London conveyancing practitioners are listed all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to identify a South London conveyancing conveyancer on the on the lender panel.

What is the difference between a licensed conveyancer and conveyancing solicitor in South London

There are many recorded licenced Conveyancers in South London and Solicitor partnerships in South London to choose from We would stress that both are regulated professionals specialising in the legal work in the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am helping my mother sell her property in South London. Does the solicitor order an EPC or do I organise this?

After the abolition of HIPs, EPC’s became a mandatory part of moving property. An energy assessment must be commissioned prior to the property being advertised. This is not a task that law firms ordinarily arrange. Where you are instructing a South London conveyancing solicitor they might be able to arrange EPC’s due to their relationships with reputable local assessors

I am due to exchange contracts on my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The South London solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have justbecome aware that Arc property Solicitors have closed. They carried out my conveyancing in South London for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South London conveyancing specialists.

Looking forward to exchange soon on a ground floor flat in South London. Conveyancing lawyers inform me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in South London should include some of the following:

What the implications are if you are in breach of your lease terms? Setting out your rights in respect of common areas in the building.For example, does the lease permit a right of way over an accessway or hallways? The total extent of the demise. This might be the property itself but might incorporate a attic or basement if appropriate. Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?

I inherited a second floor flat in South London. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Lease Extension matter before the tribunal for a South London premises is Flat B 10 Grove Avenue in October 2013. Following a vesting order Clerkenwell and Shoreditch County Court 3rd July 2013 The tribunal determines that the premium payable for the lease extension was £36,215.00 This case affected 1 flat. The number of years remaining on the existing lease(s) was 65.21 years.