We are purchasing a 3 bedroom flat in Potters Bar with a mortgage. We would like to retain our Potters Bar solicitor, however the lender advise she’s not on their "panel". It appears that we have little option but to appoint one of the lender panel firms or retain our Potters Bar property lawyer as well as pay for one of their panel firms to represent them. We consider that this is unjust; can we not insist that the lender use our Potters Bar lawyer ?

No, not really. The mortgage offered to you 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 lawyer to apply to be on the conveyancing panel.

I used Stirling Law several years past for my conveyancing in Potters Bar. I now require my papers however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Potters Bar of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Potters Bar differ for new build properties?

Most buyers of new build residence in Potters Bar contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Potters Bar typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Potters Bar or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £305k and identified one close by in Potters Bar I like with a park and station in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Potters Bar in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

We are midway through purchasing a property in Potters Bar. Conveyancing solicitor has told us the title is "Leasehold". Does this adversely affect the salability of the property?

Potters Bar conveyancing does not normally involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the saleability significantly.

At the other end of the spectrum, if it's, say, Sixty years it will have a material impact on the value, and probably wouldn't be acceptable to the bank. The remaining lease term and ground rent will be specified in the lease which should be made available to your lawyer.