Me and my wife are acquiring our first property. The conveyancer has calledto check if we wish to order additional conveyancing searches. We are really unsure what's recommended for conveyancing in Benfleet

The range of Benfleet conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What is important is that you adequately understand what information the searches could supply. You may then make a decision if you consider that you need that search. Should you be unclear, ask the conveyancing practitioner to provide guidance.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Benfleet is the location of the property. What do you suggest?

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 would need to get your solicitor to go 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 decide 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 premises.

Should I be wary about third parties that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Benfleet conveyancing practice?

As is the case with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. But there are lots of parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may put forward lawyers to choose. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the endorsement. You have the right to select your preferred conveyancer. However, bear in mind that most mortgage providers have an approved list of law firms you have to use for the lender aspect of your transaction.

I am thinking of appointing a conveyancing lawyer in Benfleet for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?

Anyone can search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may monitor call for training requirements.

I am in need of some leasehold conveyancing in Benfleet. Before I get started I would like to find out the remaining lease term.

Assuming the lease is recorded at the land registry - and almost all are in Benfleet - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1 bedroom flat in Benfleet, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Benfleet with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2089

With just 64 years unexpired we estimate the price of your lease extension to range between £14,300 and £16,400 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.