My partner and I are buying an apartment in Benfleet. My lawyer has never been on on the bank approved list. Am I still permitted to retain my Benfleet conveyancing solicitor even though they are excluded from the bank approved list?

You must appoint a to complete the formalities if you need a mortgage to purchase your home. The will conduct all the appropriate investigations on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is dealt with. You could appoint a Benfleet of your choice. Nevertheless, where the selected is not a member of the mortgage company approved list further charges will be levied as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so if your solicitor has not in the past applied for membership they can do so.

Will my lawyer be asking questions about flooding during the conveyancing in Benfleet.

The risk of flooding is if increasing concern for solicitors dealing with homes in Benfleet. Some people will buy a house in Benfleet, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a various checks that can be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in Benfleet. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to discover if the property has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a buyer may bring a claim for damages as a result of such an misleading answer. The buyer’s conveyancers will also order an enviro search. This should indicate if there is a recorded flood risk. If so, further inquiries will need to be initiated.

I'm buying my first flat in Benfleet benefiting from help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my lawyer about this extras as it would put at risk my mortgage with the lender. 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.

Given that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Benfleet I would like to have a conversation with the lawyer concerning thetransaction before appointing the firm. Is this something that you can arrange?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your property ownership legalities in Benfleet.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Benfleet should be the amount on the final invoice that you are charged.

I need to instruct a conveyancing solicitor in Benfleet for my remortgage. Is there any facility to review a solicitor's complaints history with the legal regulator?

Members of the public may read documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.