My husband and I are purchasing a 2 bedroom flat in Potters Bar with a mortgage. We would like to retain our Potters Bar conveyancer, but the mortgage company says she’s not on their "panel". It seems we have little option but to select one of the lender panel firms or continue with our Potters Bar lawyer and pay for one of their panel firms to act for them. We regard this is inequitable; can we not insist that the lender use our Potters Bar solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Potters Bar conveyancing solicitor to apply to be on the conveyancing panel.

Our lawyer has discovered a a legal deficiency with the lease for the apartment we are purchasing in Potters Bar. The seller’s lawyers have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that he must ensure that the mortgage company is willing to move forward with this solution. Are we the client or is the lender?

Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. The appropriate lender conditions must be adhered to.

We are due to move property in March. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Potters Bar. Conveyancing firm was organised prior to coming across this site.

On the day of completion you will need to collect the house keys from the selling agent however this should only take place when the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be collected. After that you will need to advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a residential property solicitor in Potters Bar or a legal practice with expertise in conveyancing in Potters Bar.

Is it correct that all Potters Bar CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved solicitors?

Some major lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

We previously appointed conveyancers with offices in Potters Bar on the Aldermore solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. The fee is not set by Aldermore but by your Potters Bar solicitor. Numerous firms on the Aldermore panel will levy ’dealing with mortgage’ fee but some practices include it on their overall fee.

My brother has recommend that I appoint his conveyancers in Potters Bar. Do I take his recommendation?

Much as we are happy to recommend a Potters Bar conveyancing lawyer the ideal way to find a conveyancing lawyer is to get guidance from friends or relatives who have experience in using the solicitor you're contemplating using.

After years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Potters Bar. Can we issue an application to the Residential Property Tribunal Service?

if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to arrive at the price.

An example of a Lease Extension case for a Potters Bar premises is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The unexpired lease term was 76 years.

In relation to leasehold conveyancing in Potters Bar what are the most frequent lease problems?

Leasehold conveyancing in Potters Bar is not unique. All leases are unique and drafting errors can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the premises Clauses dealing with recovering service charges for expenditure on the building or common parts.

You may have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.