My property lawyer in Billingham is not on the Virgin Money Approved Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Virgin Money panel?

The limited options available to you here include:

1. Carry on with your existing Billingham lawyers but Virgin Money will need to instruct a conveyancer on their panel. This will inevitably rack up the total conveyancing fees and result in delays.
2. Find an alternative lawyer to act in the purchase, obviously checking they are Virgin Money approved.
3. Try to convince your Virgin Money based solicitor to try to join the Virgin Money panel

The estate agent has sent us the confirmation of our purchase of a new build apartment in Billingham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Billingham

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Billingham I like with a park and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Billingham suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

I'm refinancing my existing property to a BTL mortgage with Halifax and I will use the rest of the raised equity as a down payment on a second property. The neighborhood we are interested in is Billingham. Will your conveyancers be able to act for the two lenders and tie in the two deals?

Do use our comparison tool on this site to check that the conveyancers are approved by both banks. On the basis that they are the conveyancer will be able to connect the two transactions but you should have a chat with you conveyancer and communicate your expectations and requirements.

We're FTB’s - had an offer accepted, yet the estate agent advised that the vendor will only proceed if we appoint the agent's recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Billingham

It is unlikely the sellers are behind this. Should the owner desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Contact the owners directly and explain that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Billingham conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing targets set by head office.