My wife and I have lately bought a property in Dulwich. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Dulwich?

The question is vague as to the nature of the problems and if they are unique to conveyancing in Dulwich. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a form known as a Seller’s Property Information Form. If the information is misleading, you may have a misrepresentation claim against the owner 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 Dulwich.

We had selected conveyancing lawyers locally in Dulwich on the TSB solicitor panel. They are now charging me a further charge for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. The fee is not set by TSB but by your Dulwich solicitor. Plenty of firms on the TSB panel will charge ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

We have a mortgage agreed in principle with RBS. Dulwich conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from RBS?

Some lenders take longer than others. Have RBS conducted the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am purchasing a property in Dulwich. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

As your lender is Virgin Money your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Virgin Money where a lease does not meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Dulwich.

I require expedited conveyancing in Dulwich as I am under a deadline to complete within one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?

As you are not getting a mortgage you are at liberty not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Dulwich the following are examples of what can arise and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

What is different about your site and alternative internet conveyancing brokers when it comes to conveyancing in Dulwich?

At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Dulwich. Unlike many estate agents and brokerage sites we do not charge firms a commission if you appoint them for your property ownership legalities in Dulwich

The conveyancing solicitors undertaking our conveyancing in Dulwich has forwarded documents to review that show the property is unregistered with epitome documents. Is it not the case that all properties in Dulwich are registered?

Although most properties in Dulwich are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Dulwich that has been purchased since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Dulwich property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Dulwich conveyancing lawyers should be familiar with this type of conveyancing but in the event that uncertainty prevails the prevailing advice these days is for the seller to register it first and thereafter deal with the sale conveyance - this will predictably cause a prolonged transaction.