We are purchasing our first home. The lawyer has e-mailedto see if we wish to order extra conveyancing searches. We are really unsure what's relevant for conveyancing in Dulwich

The range of Dulwich conveyancing searches should be triggered based primarily on the premises, the location, the possibility of any of these risks, your familiarity of the locality and risks, your general approach to risk. What matters is that you properly understand what information the searches could provide. You may then decide if you personally think you need that information. Where you are unclear, ask your conveyancing practitioner to guide you.

How up to date is your database of Dulwich solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?

Dulwich conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather appoint a Dulwich based conveyancing firm?

Do check but the chances are that appoint one of their panel conveyancers if you take up the "fee-free" offer. Contact the mortgage company and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Dulwich.

Just had an offer accepted on a new build apartment in Dulwich. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Dulwich

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.

Helen (my wife) and I may need to sub-let our Dulwich basement flat temporarily due to a career opportunity. We used a Dulwich conveyancing firm in 2001 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Dulwich do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I am the leaseholder of a a ground floor purpose built flat in Dulwich. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?

You certainly can. We can put you in touch with a Dulwich conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Dulwich residence is 60 Taymount Grange Taymount Rise in June 2012. The Tribunal determined the premium at £13,346 for a lease extension of a further 90 years This case related to 1 flat. The unexpired residue of the current lease was 64 years.