My brother and I have lately bought a house in Anerley. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been carried out for conveyancing in Anerley?

The query is not clear as to the nature of the problems and if they are relate to conveyancing in Anerley. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner answers a form known as a SPIF. If the information provided is incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Anerley.

In what way does my ID and proof of funds have anything to do with my conveyancing in Anerley? Why is this being asked of me?

Anerley conveyancing solicitors and indeed property practitioners throughout the UK have an obligation under money laundering regulations to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill no older than three months).

Confirmation of source of funds is also necessary under the money laundering laws as solicitors are mandated to ensure that the funds you are utilising to buy a property (whether it be the deposit for exchange or the full purchase price if you are a cash purchaser) has come from a reputable source (such as an inheritance) rather than the proceeds of illegitimate behaviour.

we are a couple who wish to acquire a newly converted apartment in Anerley with a residential mortgage from .We would like to retain our Anerley conveyancing lawyer but advised that her practice is not listed on their "panel". It seems we have no choice but to instruct a panel firm or keep our high street solicitor and pay for a panel lawyer to represent them. This seems very unfair; Can we not simply insist that use our lawyer?

Unfortunately,no. The home loan offered to you is subject to its various provisions, a common one being that lawyers needs to be on the approved list. Until recently, most banks 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 lawyer to apply to be on the conveyancing panel for

There are numerous conveyancing solicitors in Anerley but how do I know who I should use?

It would be unwise to be seduced by the lowest Anerley conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I am the only recipient of my late mum's estate with all property in now in my sole name, including the my former home in Anerley. The Anerley property was put into my name in . I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be treated the same way as if I'd bought the property in . Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view lenders take of it, depend on the lender as this obligation chiefly exists to identify the purchase and immediately sell or the flipping of properties.

After months of negotiation I have agreed a price on a house in Anerley. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Soon after, the contacted me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am looking for a ground for flat up to £305k and identified one close by in Anerley I like with a park and railway links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Anerley for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.