I am soon to exchange on the purchase of a house in Widdrington but as a result of damage from a small fire at the property I have managed to agree compensation from the vendor of six thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of a side agreement however Lloyds will not permit this. Should they have been informed?

Any conveyancing practitioner that is on the Lloyds conveyancing panel is duty bound to inform Lloyds of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Widdrington.

We are planning to acquire a flat and require a conveyancing solicitor in Widdrington who is on the Co-operative conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Widdrington.

My brother-in-law has suggested I instruct a conveyancing solicitor in Widdrington. I I am struggling to find out whether they are accepted on the Bank of Scotland approved list of lawyers. Can you help?

You should contact your conveyancer and ask them whether they are on the lender panel. Otherwise you should call Bank of Scotland who may be able to assist.

I am purchasing a new build house in Widdrington with a loan from Barclays Direct. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about this extras as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.

The lawyers conducting our conveyancing in Widdrington has sent papers to review that state the land is unregistered with epitome documents. Is it not the case that all properties in Widdrington are registered?

Whilst most properties in Widdrington are now registered with HMLR there are still some that remain unregistered. Any property in Widdrington that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Widdrington property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Widdrington conveyancing solicitors will be able to handle this type of conveyancing but in the event that uncertainty exists the conventional proposition nowadays is for the vendor’s solicitor to register the title first and subsequently deal with the disposal - this no doubt cause a protracted conveyancing.