Me and my partner are soon to complete buying a property in Castle Eden but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the seller of £3k in the form of a reduction in the price. I had intended this to be addressed as part of a side agreement yet Coventry BS will not agree to this. Should they have been approached?

Any property lawyer that is on a Coventry BS approved list is required to advise Coventry BS of any variations to the sale price. If you were to refuse your property lawyer to notify the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancer for your conveyancing in Castle Eden.

We are purchasing a house and require a conveyancing solicitor in Castle Eden who is on the Virgin Money approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Castle Eden.

My wife and I buying a detached bungalow in Castle Eden. The intention is to an extension at the rear at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are permitted?

Your property lawyer should check the deeds as conveyancing in Castle Eden can occasionally reveal restrictions in the title documents which restrict categories of alterations or require the consent of a 3rd party. Certain additions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

Can I be sure that the Castle Eden conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Castle Eden obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.

I currently have a mortgage with Leeds Building Society for my property in Castle Eden. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

Your original mortgage agreement with Leeds Building Society will provide that you need their approval before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.

We are downsizing from our home in Castle Eden and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Castle Eden lawyer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Castle Eden. Having lived in Castle Eden for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I'm purchasing my first flat in Castle Eden benefiting from help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my solicitor about this extras as it could adversely affect my loan with Santander. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.