We wanted to use a property lawyer in East Dulwich for our house purchase. Our financial adviser informed us that our mortgage company won't deal with them. Surely this is unduly restrictive?

A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all East Dulwich conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of conveyancing. Many East Dulwich conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. East Dulwich is amongst the thousands of areas where the solicitors we list are are approved .

My wife and I purchasing a 4 bedroom semi-detached house in East Dulwich. We would like to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to see if these alterations are prohibited?

Your conveyancer will review the deeds as conveyancing in East Dulwich will sometimes identify restrictions in the title documents which prevent categories of works or necessitated the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Can I be sure that the East Dulwich conveyancing solicitor on the panel is any good?

When it comes to conveyancing in East Dulwich obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.

I had an offer accepted on a house in East Dulwich on , valuation was booked 2 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

We are close to exchanging contracts on the sale of our house in East Dulwich and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street East Dulwich conveyancer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in East Dulwich. We have lived in East Dulwich for 4 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

East Dulwich Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Best to be warned if redecorating or some other significant cost is coming up to be shared by the leasehold owners and will dramatically impact the level of the maintenance costs or result in a one off payment. Be sure to discover if there are any onerous restrictions in the lease. By way of example it is very common in East Dulwich leases that pets are not permitted in in a block in East Dulwich. If you like the apartmentin East Dulwich however your cat can’t live with you then you have a very difficult choice. Please note that where the lease has no more than 80 years it will have adverse implications on the salability of the property. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you will be be obliged to have owned the residence for 24 months in order to be legally able to extend the lease.

I am buying a maisonette and cash is in place. My conveyancer has been given with two distinct proof of photographic identification, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer advising that the money is legitimate and that it has come from inheritance and not dealing E's in Ibiza.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your East Dulwich conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.