I am hoping to move into my new home in Potters Bar next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not specific to conveyancing in Potters Bar.

Do I need to take out insurance to cover chancel repairs when purchasing a house in Potters Bar?

Unless a previous acquisition of the house completed post 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Potters Bar to continue to suggest a chancel search and or insurance against a claim.

Should I be suspicious about third parties that I am dealing with are suggesting a national conveyancing firm as opposed to a High Street Potters Bar conveyancing company?

As is the case with many professional services, often recommendations from connections can be worth their weight in gold. But there are many people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders might all recommend solicitors to use. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to select your own lawyer. You need to be aware that the majority of lenders have an approved list of solicitors you must use for the lender aspect of your house move.

We're first time buyers - agreed a price, yet the estate agent informed us that the owners will only go ahead if we instruct their recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Potters Bar

It is unlikely the owners are behind this. If they desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Potters Bar conveyancing firm - not the ones that will give the estate agent a commission or meet his conveyancing figures demanded by senior management.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Potters Bar. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

The majority of houses in Potters Bar are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Potters Bar so you should seriously consider looking for a Potters Bar conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will report to you on the legal implications.

I am the registered owner of a ground floor flat in Potters Bar. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?

You certainly can. We are happy to put you in touch with a Potters Bar conveyancing firm who can help.

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 affected 1 flat. The number of years remaining on the existing lease(s) was 76 years.