Last October we completed a house move in Potters Bar. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Potters Bar?

The question is not clear as what problems have arisen and if they are unique to conveyancing in Potters Bar. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire known as a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim against the seller 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 Potters Bar.

We wanted to use a conveyancing solicitor in Potters Bar for our house move. Our financial adviser has since notified us that our mortgage company The Mortgage Works won't deal with them. Why is this not regarded as unfair competition?

Mortgage Companies in the main imposes restrictions either the category or the volume of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few banks have limited the amount of firms they permit to act for them. Be aware that The Mortgage Works have no responsibility for the quality of advice provided by any member of The Mortgage Works Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there remains mixed opinions concerning the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Potters Bar only execute one or two conveyances a year.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who dealt with the conveyancing in Potters Bar 4 years ago are no longer around. Will I be able to sell the house?

These day there are duplicates made of almost everything, and your solicitor will be aware exactly where to find all the relevant paperwork so you can buy or dispose of your house without any difficulty. Where copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on your property.

I am purchasing my first flat in Potters Bar with a loan from Lloyds TSB Bank. The builders would not budge the price so I negotiated 6k of extras instead. The estate agent told me not reveal to my conveyancer about the side-deal as it would affect my loan with Lloyds TSB Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What are your top tips when it comes to finding a Potters Bar conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Potters Bar conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Potters Bar conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

Can they put you in touch with clients in Potters Bar who can give a testimonial?

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Potters Bar conveyancing firm to represent me?

Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Potters Bar flat 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 was in relation to 1 flat. The unexpired residue of the current lease was 76 years.