We are buying a newly constructed apartment in Potters Bar and my conveyancer is advising me that she has to the bank to disclose incentives from the developer. I am nearing the developer’s deadline to exchange contracts and I don't want to prolong matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

In what way does my ID and proof of funds have anything to do with my conveyancing in Potters Bar? What am I being asked for?

Potters Bar conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under money laundering regulations to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients will need to disclose two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).

Proof of the origin of funds is also necessary in accordance with the money laundering regulations as lawyers are required to check that the monies you are using to buy a property (whether it be the deposit for exchange or the total purchase monies where you are buying mortgage free) has come from an acceptable source (such as an inheritance) as opposed to the proceeds of illegitimate activity.

My uncle passed away six months ago and as sole heir and executor I was left the property in Potters Bar. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?

Given you intend to re-mortgage then Santander will insist on your using a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.

How can we know in advance if a Potters Bar conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Potters Bar obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.

We were going to get a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Potters Bar solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Potters Bar solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I was told four weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Potters Bar is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

What tools are available to identify a Potters Bar solicitor on the TSB conveyancing panel? I have a car and am prepared to travel upto 20kilometers to meet the solicitor.

You can use the tool on this page. Please select a mortgage company and your location and you will see a number of Potters Bar conveyancing lawyers locally. We have listed some Potters Bar conveyancing firms towards the end of this page and you can call them to verify whether they are on the TSB member panel