I'm buying my first flat in Shard End benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my solicitor about this extras as it could impact my loan with the bank. 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Shard End is where the house is located. Can you shed any light on this issue?

Flying freeholds in Shard End are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shard End you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shard End may ascertain 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 residence.

Given that I will soon part with £400,000 on a property in Shard End I wish to talk to a lawyer about myhome move ahead of giving the go ahead to the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be doing your property ownership legalities in Shard End.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Shard End should be the figure that you are charged.

Estate agents have just been given the go-ahead to market my basement apartment in Shard End. Conveyancing solicitors are to be appointed soon, but I have just had a half-yearly maintenance charge invoice – what should I do?

The sensible thing to do is discharge the maintenance contribution as you normally would as all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a 2 bed flat in Shard End, conveyancing having been completed in 2010. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Shard End with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2086

You have 62 years left to run the likely cost is going to be between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

We are first time buyers just having agreed a price on a property in Shard End, and are about to get solicitors instructed. I have utilised the numerous rating based websites and the fee estimates are from all across the country. Is it essential to have a Shard End lawyer local to our potential new home? We are willing to do everything over the web, but I assume at some point we may be required to visit the conveyancer's office to sign papers?

Generally there is no need to physically visit the office of your property lawyer, they can send any relevant contracts to you, which you can sign and send back. Many buyers and sellers choose to use a locally based solicitor, but it is not a prerequisite for conveyancing in Shard End.