My fiance and I are planning to acquire a property in Rendlesham and have instructed a Rendlesham conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Nottingham Building Society have this morning contacted us to inform me that they have now hit a problem as our Rendlesham solicitor is not on their approved list of lawyers. What do we do from here?

Where you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Rendlesham solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

My wife and I are soon to exchange on the purchase of a property in Rendlesham but as a result of damage from the recent storms I have managed to agree recompense from the current proprietors in the sum of £2k by way of a reduction in the price. This was going to be dealt with as part of a side agreement yet Virgin Money will not agree to this. Why were they approached?

Your lawyer being on the Virgin Money conveyancing panel is required to inform Virgin Money of any amendments to the purchase price. If you were to refuse your lawyer to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Rendlesham.

I'm purchasing a new build house in Rendlesham benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my solicitor about this side-deal as it may adversely affect my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.

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.

I am using a search engine for the words cheap conveyancing in Rendlesham it brings up numerous property lawyersin the vicinity. How do I determine which is the suitable conveyancing solicitor for my move?

The preferential way of seeking the right conveyancer is through a trusted referral, so ask colleagues and relatives who have acquired a property in Rendlesham or a reputable estate agent or mortgage broker. Charges for conveyancing in Rendlesham differ, so it's a good idea to obtain at least four fee calculations from different property lawyers. Make sure that you clarify that the fees are fixed.

We are soon to buying a house in Rendlesham. Conveyancing is not complete but we wish to have our purchase price confidential from sites such as Rightmove. How can this be achieved ?

HMLR as a matter of law obliged to reveal price paid data on a register of the title for residential properties countrywide including properties in Rendlesham. The register of ownership is a public document, so HMLR would be breaking the law excluded specific properties such as your property in Rendlesham.

You can ask HMLR to withhold the price paid entry yet the answer would be a No.