My wife and I are purchasing a 3 bedroom flat in East Dulwich with a mortgage. We wish to retain our East Dulwich conveyancer, but the bank says she’s not on their "panel". It seems we have no choice but to use one of the mortgage company panel solicitors or retain our East Dulwich conveyancing practitioner and pay for one of their panel ones to act for them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your East Dulwich conveyancing lawyer to apply to be on the conveyancing panel.
What happens if my lawyer’s firm is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in East Dulwich?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I have been told that property searches are the main cause of delay in East Dulwich house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in East Dulwich.
I opted to have a survey done on a house in East Dulwich before appointing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks tend not grant a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in East Dulwich. Conveyancing may be slightly more expensive based on your lender's requirements.
I am on look out for some leasehold conveyancing in East Dulwich. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is registered - and most are in East Dulwich - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in East Dulwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price.
An example of a Lease Extension matter before the tribunal for a East Dulwich premises is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case was in relation to 1 flat. The unexpired lease term was 61.81 years.
I today found out that one of the directors of the firm handling the purchase conveyancing in East Dulwich is is the father of the owners that we are buying from. Is this allowed?
As long as there is no conflict of interest this should be fine. If you are obtaining mortgage finance then the lender may have a say as many lenders have specific instructions concerning this. For example for Royal Bank of Scotland -Natwest One as of 20/10/2025, the requirements read as follows :