My fiance and I are purchasing a purpose built flat in West Dulwich with a homeloan from .We have a West Dulwich conveyancing lawyer but says he's not on their approved list of firms. It seems we have little choice but to instruct a panel solicitor or keep our local solicitor and fork out for a panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

No, not really. The home loan issued to you contains various provisions, one of which will be that conveyancers needs to be on the approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for

Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in West Dulwich.

Flooding is a growing risk for conveyancers dealing with homes in West Dulwich. Some people will acquire a property in West Dulwich, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in West Dulwich. The standard property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to find out whether the property has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser could commence a claim for damages as a result of such an inaccurate response. The buyer’s conveyancers may also commission an enviro report. This should disclose if there is any known flood risk. If so, additional inquiries will need to be made.

I am buying a new build apartment in West Dulwich. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in West Dulwich

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. Please confirm the Lease plans are surveyor prepared. 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 control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I opted to have a survey completed on a property in West Dulwich prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to grant a mortgage on such a home.

It varies from the lender to lender. Santander has different requirements from Halifax. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in West Dulwich. Conveyancing will be smoother if you use a solicitor in West Dulwich especially if they are accustomed to such properties in West Dulwich.

I have been pointed in your direction by a number of selling agents in West Dulwich to get a quote from a conveyancer on your site. What’s the financial upside for Estate Agents to recommend your lawyers over a competitor’s?

We refuse to give any referral fee for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.