We are purchasing our first house. Our property lawyer has calledto check if we want to purchase additional conveyancing searches. As novices we in the dark as to what's needed for conveyancing in South London

The quantity and type of South London conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you adequately comprehend what information the searches could provide. Then you can decide if you consider that you need that information. If in doubt, ask your conveyancing practitioner to recommend.

It is is a decade since I bought my home in South London. Conveyancing lawyers have just been instructed on the sale but I can't find the title documents. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in South London relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.

Will my lawyer be making enquiries about flooding as part of the conveyancing in South London.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in South London. There are those who buy a property in South London, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in South London. The standard property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an misleading reply. The purchaser’s lawyers should also commission an environmental report. This will indicate whether there is any known flood risk. If so, additional inquiries will need to be initiated.

I am looking for a leasehold apartment up to £235,500 and identified one near me in South London I like with amenity areas and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in South London for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage that many years will likely be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

My uncle has recommend that I use his conveyancers in South London. Do I take his recommendation?

There are no two ways about it the ideal way to select a conveyancing solicitor is to get feedback from friends or relatives who have actually used the firm you're considering.