We are soon to complete buying a property in Delabole but as a consequence of wreckage from the recent storms I have managed to agree recompense from the seller of £2k in the form of a reduction in the price. This was going to be addressed as part of amending the contract however Co-operative will not permit this. Should they have been involved?

Your conveyancer that is on a Co-operative conveyancing panel is obliged to disclose to Co-operative of any variations to the purchase price. If you prohibit your conveyancer to report the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancer for your conveyancing in Delabole.

A relative advised me that where I am buying in Delabole I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Delabole conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Delabole around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Delabole Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Delabole.

I am buying a new build apartment in Delabole. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Delabole

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My husband and I are novice buyers - had an offer accepted, but the property agent told us that the vendor will only move forward if we appoint the agent's preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Delabole

We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they understand (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Delabole conveyancing lawyers - rather thanthe ones that will provide their estate agent a kickback or hit his conveyancing figures pre-set by HQ.

Myself and my fiance have recently had an offer accepted on a property and had an appointment on Wednesday with HSBC for the mortgage. They have informed us that when it comes to choosing a lawyer that unless they are on their approved list of solicitors then we will be subject to an an additional fee of £200. This is is due to the fact that they would then have to appoint a solicitor to act on their behalf in addition to the one we select for ourselves and we assume responsibility for their invoice. I have asked HSBC to furnish me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?

Ask HSBC what their criteria for joining their panel is for a conveyancer.Then ask the solicitor of your choice whether they meet the criteria and have they acted on loans for HSBC historically. If the answer to those is yes, then just double check with HSBC. Alternatively please use our search tool and we may be able to locate a conveyancer in Delabole on the panel for HSBC.