Is the fact that my conveyancer in East Dulwich is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the East Dulwich conveyancing firm and ask them why they are no longer on the approved list for your bank.

When will exchange of contracts occur in domestic conveyancing in East Dulwich and do I need to be at the lawyers branch?

If you are in close proximity to our conveyancing solicitors in East Dulwich you are invited in to sign documents. However, the law practices we work with supply a countrywide conveyancing service and provide just as detailed and professional a job for you when communicating with you digitally. The signing of the purchase agreement is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in East Dulwich)to be in the office available at the end of the phone to exchange contracts.

The East Dulwich conveyancing lawyers that I appointed last week on my purchase in East Dulwich have without warning shut down. I chose them because I had to have a solicitor on the Virgin Money conveyancing panel and my family East Dulwich lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

What will a local search tell me regarding the house we're buying in East Dulwich?

East Dulwich conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every East Dulwich conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

About to purchase a new build flat in East Dulwich. Conveyancing is a frightening process 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in East Dulwich

Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?