I opted for a Potters Bar based lawyer for our conveyancing in Potters Bar last week. Upon checking the Ts and Cs I seeI am responsible for charges even where the conveyance does not complete. Should I ditch them and choose an internet solicitor practice who offer no completion no charge conveyancing in Potters Bar?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be higher to cover those cases that fail to complete. Also remember that these deals generally do not cover expenditure by way of example Potters Bar conveyancing search costs.

It is a dozen years since I acquired my property in Potters Bar. Conveyancing solicitors have recently been appointed on the sale but I can't locate my deeds. Will this cause complications?

Don’t worry too much. First there is a possibility that the deeds will be retained by the lender or they could be archived with the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Potters Bar relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

I am the only beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Potters Bar. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in July. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view banks take of it, depend on the lender as this provision chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of property.

I have a mortgage with Co-operative for my property in Potters Bar. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval in advance of renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel solicitor.

The formalities of my remortgage has taken place for my property in Potters Bar. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I have been on the look out for a flat up to £195,000 and found one near me in Potters Bar I like with a park and railway links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Potters Bar for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

To what extent are Potters Bar conveyancing solicitors under an obligation to the Law Society to supply clear conveyancing costs?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Potters Bar or beyond.