I am nearing exchange of contracts for my flat in Dulwich and the estate agent has just e-mailed to say that the purchasers are changing their solicitor. I am told that this is due to the fact that the lender will only work with solicitors on their conveyancing panel. Why would a leading lender only engage with certain law firms rather the firm that they want to appoint to handle their conveyancing in Dulwich ?

Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

Can the conveyancing practitioners that you recommend carry out auction conveyancing in Dulwich?

We know of a few auction lawyers we can put you in touch with those conducting auction conveyancing. Dulwich is just one of our locations where our lawyers are based.

I purchased a freehold residence in Dulwich yet pay rent, why is this and what is this?

It’s unusual for properties in Dulwich and has limited impact for conveyancing in 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 have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

How do I check that the solicitor conducting my conveyancing in Dulwich is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £192.00 in further conveyancing invoice.

Please do make the most of the search tool on this web page. Please choose the mortgage company and type ‘Dulwich’ or your location and you will see a number of lawyer offices in Dulwich or near you.

In my capacity as executor for the will of my father I am selling a residence in Monmouth but reside in Dulwich. My solicitor (based 260 miles awayrequires that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Dulwich to witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Dulwich based