I had intended to instruct a conveyancing solicitor in Neston for our home move. Our financial adviser has since notified us that our bank Virgin Money won't deal with them. Why is this not regarded as unfair competition?

A mortgage company can require an approved solicitor act for it. Borrowers are expected to meet the cost of this. Do use our search facility to find a solicitor to conduct conveyancing in Neston on the Virgin Money member panel.

Will our solicitor be raising questions about flooding as part of the conveyancing in Neston.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Neston. There are those who acquire a house in Neston, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that can be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Neston. The standard property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to find out whether the premises has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a purchaser may bring a compensation claim resulting from an incorrect answer. The purchaser’s conveyancers should also commission an environmental search. This should disclose if there is a recorded flood risk. If so, further investigations will need to be initiated.

I'm purchasing my first flat in Neston with a mortgage from Birmingham Midshires. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about this deal as it would jeopardize 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.

Am I best advised to go with a Neston conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can carry out the legal formalities but they are based 300miles drive away.

The primary upside of using a high street Neston conveyancing practice is that you can pop in to sign paperwork, hand in your ID and pester them if necessary. They will also have local knowledge which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that should trump using an unknown Neston conveyancing solicitor just because they are Neston based.

I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Neston. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

The majority of houses in Neston are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Neston so you should seriously consider looking for a Neston conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your lawyer should appraise you on the various issues.

I am the registered owner of a leasehold flat in Neston, conveyancing having been completed 5 years ago. How much will my lease extension cost? Comparable properties in Neston with over 90 years remaining are worth £192,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2078

With 54 years unexpired the likely cost is going to be between £32,300 and £37,400 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.