I am purchasing my first flat in St Helens benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my lawyer about this extras as it would impact my loan with the lender. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. St Helens is where the house is located. What do you suggest?

Flying freeholds in St Helens are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Helens you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Helens may decide 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 premises.

I have been advised by a few property agents in St Helens to locate a conveyancer on your site. Is there a financial incentive for Estate Agents to promote your site over and above another?

We refuse to give any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am using a search engine for the words conveyancing in St Helens it brings up numerous property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?

The preferential method of seeking the right conveyancer is via personal recommendation, so enquire of colleagues and those you trust who have acquired a property in St Helens or the reputable estate agent or mortgage broker. Fees for conveyancing in St Helens vary, so it's advisable to obtain a minimum of three fee calculations from varying types of conveyancers. Be sure to secure confirmation that the fees are fixed.

I am buying a house and need a conveyancing solicitor in St Helens who is on the bank solicitor panel. Could you point me in the right direction as regards a St Helens solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in St Helens. We dont recommend any particular solicitor.