My wife and I are due to complete on the purchase of a house in Pattingham but as a result of wreckage from the recent storms I have managed to agree reparation from the seller of £3k taking the form of a reduction in the price. This was going to be dealt with as part of a side agreement however Coventry BS are not allowing this. Should they have been notified?

Any conveyancer being on the Coventry BS approved list is obliged to inform Coventry BS of any variations to the sale price. If you prohibit your solicitor to disclose 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 property lawyer for your conveyancing in Pattingham.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Pattingham. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Pattingham?

On the day of completion you will not be required to attend the conveyancers office in Pattingham. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

Last month we had a mortgage agreed in principle with Bank of Ireland. Pattingham conveyancing lawyers have been appointed. How long does it take for Bank of Ireland to issue the offer to the lawyer?

Some lenders take longer than others. Have Bank of Ireland completed the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am currently in the process of buying my council flat in Pattingham. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

My partner and I are close to exchanging contracts on the sale of our property in Pattingham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Pattingham conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Pattingham. Having lived in Pattingham for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of 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 health insurance to cover that same ailment)

Just acquired a terraced house in Pattingham , What is the estimated time for the Land Registry to register my proprietorship? My Pattingham conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are dealt with.

There is nothing unique when it comes to conveyancing in Pattingham registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. At present in the region of three quarters of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration takes place after the purchaser has moved in to the property so 'speed' is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.

I'm purchasing my first flat in Pattingham benefiting from help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not reveal to my solicitor about the side-deal as it may affect my loan with Lloyds TSB Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.