I plan on purchasing property in Sutton Coldfield. My property lawyer is not on the lender conveyancing panel. Is it possible for me to retain my Sutton Coldfield conveyancing solicitor even though they are not on the lender approved list?

You have numerous alternatives available to you here

• Carry on with your existing Sutton Coldfield but your mortgage company will undoubtedly use a on their conveyancing panel. This will result in additional fees together with probable interruption.
• Appoint a fresh to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Appeal to your to seek to join the lender panel

I used Action Conveyancing several years ago for my conveyancing in Sutton Coldfield. I now require my file however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sutton Coldfield of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a leasehold apartment up to £235,500 and identified one close by in Sutton Coldfield I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Sutton Coldfield in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I need to retain a conveyancing solicitor for my conveyancing in Sutton Coldfield. I've chance upon a web site which appears to be the ideal solution If there is a chance to get all formalities done via phone that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have read on numerous consumer advice websites that before choosing a conveyancing firm they must be approved by your bank. I am first time buyer with but I have an offer in principle from Virgin Money and I already have a local conveyancing lawyer in Sutton Coldfield lined up. Does Virgin Money insist on an approved solicitor to be instructed? Does a list of approved firms even exist for my conveyancing in Sutton Coldfield?

You should instruct a solicitor that is on the Virgin Money panel. Simply ring your preferred Sutton Coldfield conveyancing solicitor and ask if they are on the Virgin Money panel. If they are not on the panel you have numerous alternatives open to you here:

• Proceed with your existing Sutton Coldfield but Virgin Money will need to use a from their approved list. This will result in additional charges together with likely interruption.
• Get a fresh to act in the purchase, not forgetting to check that they are on the Virgin Money conveyancing panel.
• Convince your to do everything within their powers to join the Virgin Money panel of solicitors.