I am buying a new build house in Silsworth benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my conveyancer about the extras as it could affect my mortgage with . 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.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Silsworth is where the house is located. Can you shed any light on this issue?

Flying freeholds in Silsworth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Silsworth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silsworth may determine 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 property.

Am I right to be wary about brokers that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Silsworth conveyancing firm?

As with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. Yet there are many parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all put forward conveyancers to choose. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the endorsement. You have the right to select your own lawyer. Don't forget that the majority of banks operate an approved list of conveyancers you have to use for the mortgage related work in your transaction.

My husband and I are four weeks into a leasehold purchase having been referred to a firm by the local agent to carry out the conveyancing in Silsworth. We are not happy. Can you you assist me in finding new solicitors?

They would have to be very poor to suggest changing them. Has the mortgage been issued? In the event that it has you need to inform them of the replacement lawyer and have the mortgage documents are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid escalating fees and frustration. That should be your first question of the new lawyers. Our search tool will assist you in finding a bank approved conveyancer for your conveyancing in Silsworth

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Silsworth. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Silsworth ?

The majority of houses in Silsworth are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can help the conveyancing process. We note that you are buying in Silsworth in which case you should be looking for a Silsworth conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.