My wife and I are soon to complete buying a property in North Kensington but as a result of damage from some water damage at the property I have managed to agree recompense from the vendor of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract yet Bank of Ireland will not agree to this. Should they have been informed?

Any property lawyer that is on a Bank of Ireland conveyancing panel is required to inform Bank of Ireland of any amendments to the sale price. If you were to refuse your lawyer to report the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in North Kensington.

I purchased a freehold premises in North Kensington but still charged rent, why is this and what is this?

It’s unusual for properties in North Kensington and has limited impact for conveyancing in North Kensington but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Having spent time reviewing consumer advice sites for an online lawyer in North Kensington, many advise that I must use a CQS assured solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. North Kensington is one of the many areas of the UK where there are CQS solicitors.

I'm purchasing a new build house in North Kensington benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my solicitor about the extras as it could jeopardize my mortgage with the lender. Should I keep quiet?.

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.

My husband and I are FTB’s - agreed a price, yet the estate agent advised that the owners will only issue a contract if we appoint the agent's recommended lawyers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer used to conveyancing in North Kensington

It is improbable the owners are behind this. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your preferred North Kensington conveyancing solicitors - as opposed tothe ones that will give their estate agent a kickback or meet his conveyancing figures pre-set by corporate headquarters.