Forgive me if this question is silly but I am unseasoned as a first time buyer of a garden flat in Ulverston.Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Ulverston?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

I'm buying a new build house in Ulverston with a mortgage from . The developers would not reduce the amount so I negotiated £7000 of extras instead. The property agent told me not reveal to my solicitor about the extras as it would 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 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, but the estate agent advised that the owners will only go ahead if we instruct the agent's recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Ulverston

It is improbable the vendors are behind this. Should the seller require ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Ulverston conveyancing lawyers - not the ones that will earn their estate agent a kickback or hit his conveyancing figures demanded by senior management.