My wife and I are about to exchange buying a house in Widnes but as a result of damage from the recent storms I have managed to agree recompense from the seller in the sum of £2k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but are not allowing this. Should they have been informed?

Any being on a approved list is duty bound to inform of any amendments to the purchase price. If you were to refuse your to disclose the price change to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Widnes.

Have just purchased a probate house at auction in Widnes. Conveyancing is needed. What are my next steps?

Having to all intents and purposes signed on the dotted line you should choose a conveyancing practitioner soon as you will have a fast approaching a fixed date to complete the deal. All auction property will have a corresponding legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

My aunt pointed out to me me that in buying a property in Widnes there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are a number of properties in Widnes which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Widnes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to exchange contracts on my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being pedantic. The Widnes solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Widnes?

Unless a previous acquisition of the property took place post 12 October 2013 you could expect solicitors carrying out conveyancing in Widnes to remain encouraging a chancel search and or chancel repair liability policy.

I'm purchasing my first flat in Widnes benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not inform my solicitor about the side-deal as it could jeopardize my mortgage with the lender. Is this normal?.

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.

We are in the process of purchasing a home in Widnes. Conveyancing is not yet done but we would like have our transaction price private from the likes of Nestoria. How could this be done?

The Land Registry by statute are bound to disclose price sold data on the official title for domestic properties nationwide including properties in Widnes. The register of title is a public document, so the Land Registry would be breaking the law excluded specific homes such as the property in Widnes.

You can make a request of the Land Registry to hide the amount paid data but the answer will be in the negative.