This question may be naive but I am unseasoned as FTB of a garden flat in Ince in Makerfield.Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Ince in Makerfield?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you should be called to pick up the keys from the property Agents and move into your new home. Usually this happens early afternoon.

Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Ince in Makerfield.

Flooding is a growing risk for solicitors dealing with homes in Ince in Makerfield. There are those who purchase a property in Ince in Makerfield, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their conveyancers which should give them a better appreciation of the risks in Ince in Makerfield. The conventional set of property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a buyer could commence a claim for damages resulting from an incorrect response. A purchaser’s conveyancers may also order an enviro report. This should reveal whether there is any known flood risk. If so, additional inquiries should be initiated.

I'm buying my first flat in Ince in Makerfield with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this deal as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.

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.