Our lawyer has identified a a problem with the lease for the apartment we are purchasing in Dulwich. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our says that he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company 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 will have no choice but to discontinue acting for you.

I used Action Conveyancing several years past for my conveyancing in Dulwich. I now require my file however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dulwich of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I opted to have a survey done on a property in Dulwich in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may refuse to give a loan on such a home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dulwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dulwich to see if the conveyancing costs will increase in light of this.

I am using a search engine for the phrase cheap conveyancing in Dulwich it shows results of numerous solicitorsin the area. How do I determine which is the suitable property lawyer for me?

The best way of finding a suitable conveyancer is via personal referral, so ask colleagues and relatives who have purchased a property in Dulwich or the reputable estate agent or financial adviser. Charges for conveyancing in Dulwich differ, so it's advisable to secure at least three costs illustrations from different companies. Make sure that you clarify that the costs are guaranteed not to increase.

My step-mother purchased her house in Dulwich eight years ago. She has got married, widowed and in recent months got remarried. She intends to sell the house in a few weeks. I suspect that she will just be requested to supply copies of her marriage certificates to the but she is anxious it will delay the house move. Should she appoint a to update the title documents for the property?

It is not absolutely necessary to bring up to date the register on the basis that you have the evidence needed to demonstrate how the change of name resulted.

The purchaser’s should check the land registry details and need evidence by way of proof of the name change for instance marriage certificates.