I am purchasing a new build house in Bootle with a mortgage from Coventry Building Society. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not disclose to my solicitor about this deal as it would affect my mortgage with Coventry Building Society. 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.

I am looking into buying my first house which is in Bootle and I am already nervous. I couldn't find anything specific about Bootle. Conveyancing will be needed in due course but do you know about the Bootle area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Bootle. In the meantime here are some basic statistics that we found

I have been sourcing a conveyancing solicitor in Bootle for my home move. Can I review a firm’s complaints history with the profession’s regulator?

Anyone may review documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.

Are there frequently found deficiencies that you see in leases for Bootle properties?

Leasehold conveyancing in Bootle is not unique. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Virgin Money, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.

I am the registered owner of a split level flat in Bootle, conveyancing formalities finalised July 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Bootle with over 90 years remaining are worth £170,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2105

With 79 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

Me and my partner are purchasing a 2 room bungalowin Bootle with a home loan from a mortgage company. We like our lawyer in Bootle but our lender says she’s not on their "panel". We have to appoint from the our bank panel firms or keep our Bootle solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Bootle lawyer?

No, not really. The bank mortgage offered to you is subject to conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Bootle : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.