I am considering refinancing my home in Staffordshire, does my lawyer need to be on the Virgin Money Solicitor panel?

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.

Me and my partner are purchasing a apartment in Staffordshire. It might be a silly question but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am buying a terrace house in Staffordshire. Our aim is to carry out a loft conversion at the house.Will legal work on the property include enquiries to ascertain if these works are allowed?

Your conveyancer should check the registered title as conveyancing in Staffordshire can occasionally reveal restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Certain extensions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Intending to buy a house in Staffordshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Staffordshire conveyancing practitioner is on the RBS conveyancing panel.

What can a local search inform me regarding the house my wife and I buying in Staffordshire?

Staffordshire conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search is essential in every Staffordshire conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

What tools are available to identify a Staffordshire solicitor on the Coventry Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the conveyancer.

You can use the search on this page. Please pick a bank and your location and you will see a number of Staffordshire conveyancing lawyers located nearest you. We have listed some Staffordshire conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Coventry Building Society approved list

I am just shy of a 10% deposit on my flat purchase in Staffordshire , but I am keen exchange. Do I have options?

One option is to try and accept a smaller deposit. Many property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment