I am purchasing a new build house in Bilborough benefiting from help to buy. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my conveyancer about this deal as it would jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

I have been pointed in your direction by a few property agents in Bilborough to locate a solicitor on your site. Is there a financial advantage for Estate Agents to promote your lawyers rather than a competitor’s?

We don’t give any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am using a search engine for the words cheap conveyancing in Bilborough it reveals numerous property lawyersin the area. How do I determine which is the right conveyancer for my move?

The best method of choosing the right conveyancer is via personal recommendation, so enquire of friends and those you trust who have acquired a property in Bilborough or the local estate agent or mortgage broker. Fees for conveyancing in Bilborough differ, so it's sensible to request at least four fee calculations from different companies. Make sure that you clarify what costs in the quote includes.

Looking forward to exchange soon on a studio apartment in Bilborough. Conveyancing lawyers inform me that they will have a report out to me next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Bilborough should include some of the following:

What options are available to the landlord where you breach a clause of your lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Additions to the property Will you be prohibited or prevented from having pets in the property?

Bilborough Leasehold Conveyancing - Sample of Queries Prior to buying

Are any of leasehold owners in dispute over their service charge liability? How many years remain on the lease? You should be aware if it is less than eighty years it will affect the marketability of the apartment. It is worth checking with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth finding out what this will be. Remember, in most cases you will need to own the residence for two years before you are entitled to extend the lease.

My conveyancers in Bilborough have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.