I'm purchasing my first flat in New Ferry benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my lawyer about the extras as it may adversely affect my loan with the bank. Is this normal?.

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.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. New Ferry is the location of the property. Is there any advice you can impart?

Flying freeholds in New Ferry are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Ferry you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Ferry may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I'm remortgaging my existing home to a buy to let mortgage with Nationwide Building Society and I will use the ballance of the raised equity towards another house. The location we are talking about is New Ferry. Will your lawyers be able to act for both sets of mortgage companies and link together the conveyances?

Make use of our search tool on this site to check that the solicitors are approved by both lenders. Assuming that they are the conveyancer should be able to simultaneously deal with the two transactions but you should talk with you conveyancer and make apparent your desired outcome and requirements.

My father-in-law has urged me to appoint his conveyancing solicitors in New Ferry. Should I choose my own property lawyer?

Much as we are happy to recommend a New Ferry conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to have guidance from friends or family who have experience in using the conveyancer that you are contemplating using.

Harry (my fiance) and I may need to sub-let our New Ferry 1st floor flat temporarily due to a career opportunity. We instructed a New Ferry conveyancing firm in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease governs relations between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in New Ferry do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I am the registered owner of a garden flat in New Ferry, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in New Ferry with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced annually. The lease expires on 21st October 2081

With just 56 years left to run we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.