I am purchasing my first flat in Wigan with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the deal as it will adversely affect my mortgage with Leeds Building Society. 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.

Given that I am about to spend hundreds of thousands of pounds on a house in Wigan I wish to have a conversation with the conveyancer concerning thehome move in advance of appointing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Wigan.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Wigan should be the figure that you are charged.

My uncle has encouraged me to appoint his conveyancing solicitors in Wigan. Do I take his advice?

No doubt the ideal way to choose a conveyancing practitioner is to have feedback from friends or relatives who have experience in using the firm you're are thinking of instructing.

Can you offer any advice when it comes to appointing a Wigan conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Wigan conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Wigan conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the charges for lease extension conveyancing? Can they put you in touch with clients in Wigan who can give a testimonial?

I inherited a ground floor flat in Wigan, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Wigan with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2079

With 55 years left to run the likely cost is going to be between £31,400 and £36,200 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 the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

What is the distinction between surveying and conveyancing in Wigan?

Conveyancing - in Wigan or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to fix the problems before you move in.