My wife and I are purchasing a house in Stockton on Tees. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send money into their account. What protection do we have from them run away with our deposit?

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'm the single beneficiary of my late mum's will with all property in now in my sole name, including the house in Stockton on Tees. The Stockton on Tees property was put into my name in . I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as though I had purchased the property in . Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view banks take of it, depend on the mortgage company as this clause is principally there to identify subsales or the wholesaling and assigning of properties.

I had a mortgage agreed in principle with . Stockton on Tees conveyancing practitioners were instructed. How long does it take for to send the offer to the ?

Some lenders take longer than others. Have conducted the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Stockton on Tees I like with open areas and station in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Stockton on Tees suitable, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

What does commercial conveyancing in Stockton on Tees cover?

Commercial conveyancing in Stockton on Tees incorporates a broad range of guidance, given by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

My husband and I are first time buyers - agreed a price, but the selling agent informed us that the vendor will only move forward if we use their preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Stockton on Tees

It is highly unlikely the owners are behind this. If they desire ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to use your own,trusted Stockton on Tees conveyancing firm - rather thanthose that will give their estate agent a commission or meet his conveyancing figures demanded by head office.

I have noted on a number of consumer advice websites that when choosing a conveyancing lawyer they must be approved by your lender. I am novice purchaser but I have an offer in principle from Santander and I already have a family conveyancing lawyer in Stockton on Tees lined up. Can Halifax need an approved lawyer to be used? If so, where can I find that list for my conveyancing in Stockton on Tees?

You should instruct a solicitor that is on the Halifax panel. Simply ring your chosen Stockton on Tees conveyancing lawyer to check if they are on the Halifax panel. If they are not on the panel you have a number of choices open to you here:

• Complete the deal with your chosen Stockton on Tees but Halifax will no doubt instruct a on their approved list. The net result is additional charges together with potential interruption.
• Appoint a new to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
• Convince your to pull out all the stops to join the Halifax conveyancing panel.