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Definitely not the agent to advise if you are not going ahead. Often the agent can be helpful in talking to the seller to keep the deal live. But from a legal point of view you or your lawyer must advise the sellers lawyer. I think it is 4PM on the last day for unconditional. You will always know because the agent will be ringing you all day getting ready to get their commission up on the whiteboard.
depending on how the vendor is behaving sometimes it's better to tell teh agent early that there are issues and get them to talk to seller if they think they can get the result you want. With unfriendly or "strange" sellers it's best to wait till 3:45 and then advise sellers attorney. Often they have already spent the money so they are more inclined to roll over.
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