We see that you have a search directory listing firms on the Barclays conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Benfleet?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Benfleet.

The Benfleet conveyancing firm that I recently instructed on my house acquisition in Benfleet have suddenly shut down. I chose them because I needed a solicitor on the Kent Reliance conveyancing panel and my family Benfleet lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.

I'm the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Benfleet. The Benfleet property was put into my name in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the house in August. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view lenders take of it, depend on the lender as this requirement is primarily there to identify the purchase and immediately sell or the flipping of property.

We had appointed conveyancers based in Benfleet on the Leeds Building Society solicitor approved list. They have just invoiced me a supplemental charge for handling the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This charge is not dictated by Leeds Building Society but by your Benfleet solicitor. Plenty of firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee and others do not.

Principality have agreed my home loan in principle, my bid on a flat in Benfleet has been accepted, what happens next?

The property agent will wish to know who your solicitors are (ensure that the conveyancers are on the lender’s approved list). Contact Principality or your financial adviser and finalise any relevant forms. Principality will sellect a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. Principality will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Benfleet.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Benfleet is where the house is located. Is there any advice you can impart?

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

Is planning consent necessary to convert a house into a couple of flats in Benfleet? This has taken place to a property opposite to my home in Benfleet and was not aware of the conversion until it was finished.

Planning Permission yes. Building Regulations yes.