I am soon to exchange buying a house in Kirkwhelpington but as a result of wreckage from a small fire at the property I have managed to agree recompense from the current proprietors in the sum of £2k in the form of a reduction in the price. I had intended this to be dealt with as part of amending the contract yet Principality are not allowing this. Why were they approached?

The conveyancer being on a Principality conveyancing panel is obliged to advise Principality of any changes to the purchase price. If you prohibit your conveyancing practitioner to report the price change to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new lawyer for your conveyancing in Kirkwhelpington.

We wanted to use a property lawyer in Kirkwhelpington for our house purchase. Our broker informed us that our bank Bank of Scotland won't deal with them. Surely this is unfair competition?

Lenders tend to imposes restrictions either the category or the volume of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, a few banks have reduced the amount of firms they allow to represent them. You should note that Bank of Scotland have no responsibility for the quality of advice provided by any member of Bank of Scotland Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Kirkwhelpington only conduct a couple conveyances per annum.

I have been on the look out for a ground for flat up to £305k and found one near me in Kirkwhelpington I like with open areas and station nearby, however it only has 61 years on the lease. There is not much else in Kirkwhelpington in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

My brother has recommend that I appoint his lawyers for conveyancing in Kirkwhelpington. Do I follow his guidance?

No doubt it’s preferable to select a conveyancing lawyer is to have referrals from friends or family who have actually used the conveyancer you're are thinking of instructing.

Finally our conveyancing in Kirkwhelpington is completing on Friday, however the sellers I am buying from wants to vacate on the Saturday PM. Can I accept this?

If you require a mortgage then your conveyancer will require that you have vacant possession on Friday - the mortgage company will demand it.