I am considering applying for a Virgin Money mortgage for purchase of a new build (under development) in Blackpool with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?

In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

We are getting the release of further monies on our home loan from HSBC as we intend to conduct a loft conversion to our house in Blackpool. Do we need to select a local Blackpool solicitor on the HSBC conveyancing panel to deal with the legals?

HSBC would not normally appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

I am currently in the process of buying my council flat in Blackpool. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

Completion of my purchase has taken place for my property in Blackpool. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I decided to have a survey completed on a house in Blackpool before retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some banks will not give a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Blackpool. Conveyancing will be smoother if you use a solicitor in Blackpool especially if they are accustomed to such properties in Blackpool.

Am I best advised to choose a Blackpool conveyancing lawyer based in the location that I am purchasing? An old friend can perform the legal work but his firm is located 300kilometers away.

The primary upside of using a high street Blackpool conveyancing firm is that you can drop in to execute documents, present your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that should surpass using an unfamiliar Blackpool conveyancing solicitor just because they are local.

I own a leasehold flat in Blackpool. Conveyancing was finalised in 21012. I have read on various advice forums that I mustn’t allow the the remaining lease term to get too short. Why is that a problem?

Blackpool leasehold properties are for a fixed term - normally 99 years when they commenced. However a significant flats in Blackpool were built or converted 35 or more years ago and so such leases now have less than 80 years remaining. That may seem like a long time however Banks, Building Societies and other mortgage lenders on the whole require leases to have a minimum of 75 years remaining to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are nearing seventy five years. To maximise your property value you should be considering whether or not to extend your lease long before you come to sell it. Furthermore strong financial reasons to doing so before the lease reaches even 80 years as when the lease is below eighty years the amount you have to pay to extend starts to get a lot more expensive.