We are buying a 2 bedroom flat in Peckham with a mortgage. We have a Peckham conveyancer, but the lender advise she’s not on their "panel". It seems we have little choice but to appoint one of the lender panel solicitors or retain our Peckham solicitor as well as pay for one of their panel ones to represent them. This feels very unfair; can we not insist that the mortgage company use our Peckham lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Peckham conveyancing solicitor to apply to be on the conveyancing panel.

Last October we completed a house move in Peckham. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered as part of conveyancing in Peckham?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Peckham. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a document called a SPIF. answers turns out to be incorrect, 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 Peckham.

The deeds to my property can not be found. The lawyers who did the conveyancing in Peckham 10 years ago have long since closed. What are my next steps?

As long as the title is registered the information relating to your proprietorship will be held by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, identify your property and obtain current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

About to purchase a new build flat in Peckham. Conveyancing is necessary evil 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 few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Peckham

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

In my capacity as executor for the estate of my uncle I am selling a residence in Cardiff but live in Peckham. My lawyer (based 235 miles awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Peckham who can witness this legal document for me?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Peckham based