My solicitor has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Potters Bar. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must ensure that the bank is content with this solution. Are we the client or is the bank?

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

I am planning to move property in March. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Potters Bar. Conveyancing firm was organised before I stumbled across this website.

On the afternoon of completion you will need to collect the house keys from the selling agent however this can only be done once the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be collected. You can inform the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you locate a residential property solicitor in Potters Bar or a solicitor with expertise in conveyancing in Potters Bar.

Are all Potters Bar Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?

Some major lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

We previously selected conveyancing lawyers locally in Potters Bar on the Clydesdale solicitor approved list. They are now charging me a further sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. This charge is not dictated by Clydesdale but by your Potters Bar conveyancing practitioner. Some firms on the Clydesdale panel will quote ’dealing with mortgage’ fee and others do not.

I acquired my apartment on 4 May and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Potters Bar expressed confidence that it will be dealt with in a couple of weeks. Are titles in Potters Bar particularly slow to register?

There is nothing unique when it comes to conveyancing in Potters Bar registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today in the region of three quarters of submission are completed within 12 days but occasionally there can be extensive hold-ups. Registration takes place after the new owner is living at the premises therefore post completion formalities is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

I am looking for a leasehold apartment up to £235,500 and found one round the corner in Potters Bar I like with a park and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Potters Bar in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a home loan that many years will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass 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 lawyer about this.

I am hoping to complete next month on a studio apartment in Potters Bar. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Potters Bar should include some of the following:

Does the lease prevent you from letting out the property, or working from home How long the lease is. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark Does the lease require carpeting throughout thus preventing wood flooring? specifics of the parties to the lease, for example these could be the lessee, superior lessor, landlord You should know whether the lease allows you to add or improve aspects of the flat- you must know whether any restrictions applies to all alterations or limited to structural alteration, and whether permission is required

My wife and I have hit a brick wall in seeking a lease extension in Potters Bar. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to decide the price payable.

An example of a Lease Extension decision for a Potters Bar property 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 term as at the valuation date was 76 years.