My husband and I are getting closer to an exchange on a property in Darwen and my parents have transferred the 10% deposit to my property lawyer. I am now informed that as the deposit has not come from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The solicitor is obliged to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I am buying a new build house in Darwen with the aid of help to buy. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this extras as it may jeopardize my loan with Alliance & Leicester . 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 need to appoint a conveyancing solicitor for leasehold conveyancing in Darwen. I happened to chance upon a web site which looks to be the perfect answer If there is a chance to get all the legals done via email that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am a negotiator for a reputable estate agency in Darwen where we see a number of flat sales put at risk due to short leases. I have been given inconsistent advice from local Darwen conveyancing solicitors. Could you shed some light as to whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a basement flat in Darwen, conveyancing formalities finalised in 1998. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Darwen with a long lease are worth £195,000. The ground rent is £45 yearly. The lease runs out on 21st October 2088

You have 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 plus legals.

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 investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

Are there any distinct advantages to choosing a high street conveyancing practitioner in Darwen

Home movers in Darwen choose a local property lawyer so that they can attend the firm’s offices if they have questions, and to execute mortgage deeds without using the Royal Mail.

We would argue that there exists a distinct edge in opting for a property lawyer nearby to the premises you are purchasing, due to the knowledge of the region and possible local issues - however this is debatable. Most conveyancers undertaking their communications over the internet and could be based anywhere.