Am I correct in assuming that the fact that my solicitor in West Dulwich is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his work?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Should you be concerned you should simply call the West Dulwich conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

I own a freehold house in West Dulwich yet pay rent, why is this and what is this?

It’s unusual for properties in West Dulwich and has limited impact for conveyancing in West Dulwich but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in West Dulwich? or I am told that there is historic law that could mean that house owners living in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this applicable for conveyancing in West Dulwich?

Unless a previous acquisition of the house completed post 12 October 2013 you can take it that lawyers handling conveyancing in West Dulwich to remain encouraging a chancel search and or insurance against a claim.

How does conveyancing in West Dulwich differ for newly converted properties?

Most buyers of new build premises in West Dulwich approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in West Dulwich tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Dulwich or who has acted in the same development.

I have been on the look out for a flat up to £245,000 and found one round the corner in West Dulwich I like with open areas and station nearby, however it only has 49 years on the lease. There is not much else in West Dulwich suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.