Me and my partner are due to complete on the purchase of a property in Birchington but as a consequence of damage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of six thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of a side agreement yet Virgin Money are not allowing this. Should they have been notified?

Your lawyer that is on the Virgin Money conveyancing panel is required to advise Virgin Money of any amendments to the purchase price. If you prohibit your property lawyer to report the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancing practitioner for your conveyancing in Birchington.

Are the BSA intent on creating a search tool with a view to list law firms on the Loughborough BS conveyancing panel for instance in Birchington?

We have not been informed any intention on the part of the BSA to develop such a register.

I'm purchasing my first flat in Birchington with a mortgage from Yorkshire Building Society. The developers would not reduce the price so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my conveyancer about this side-deal as it could impact my mortgage with the lender. 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.

Do I need to be suspicious about 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a local Birchington conveyancing practice?

As is the case with many service providers, often referrals from connections can be very helpful. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend solicitors to instruct. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You are free to select your own conveyancer. Don't forget that the majority of lenders specify a panel list of law firms you have to use for the lender related work in your transaction.

I am thinking of appointing an online property lawyer as opposed to a Birchington conveyancing firm. Should I ‘stay local’?

There are advantages of having the option visit a local Birchington conveyancing solicitor such as

• signing papers same day
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard transactions
• the ability to complain if things go pear-shaped

When checking estimates, look carefully for hidden extras. The majority decent Birchington high street solicitors give an all-inclusive figure. Often online companies appear to offer low cost prices, but have hidden 'extras' in the in the terms and conditions.