I require conveyancing for a flat in a fairly new development (five years built) in Shoeburyness. 95% of the flats have already been disposed of. Is it really necessary to order conveyancing searches for my conveyancing in Shoeburyness?

Conveyancing Searches are a central link in the Shoeburyness conveyancing process. There are a large number of search providers delivering Shoeburyness conveyancing searches, as well straight from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

The Shoeburyness conveyancing firm that I appointed last week on my purchase in Shoeburyness have suddenly closed. I only went with them because I had to have a lawyer on the conveyancing panel and my preferred Shoeburyness lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will 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 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 lawyers may be able to assist.

My partner and I are selling our property in Shoeburyness and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Shoeburyness. Having lived in Shoeburyness for many years we know of no issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I'm buying a new build house in Shoeburyness with a loan from . The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about the extras as it would affect 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.

My father-in-law has suggested that I instruct his lawyers for conveyancing in Shoeburyness. Should I choose my own conveyancer?

No doubt it’s preferable to find a conveyancing solicitor is to seek referrals from friends or family who have used the firm you're contemplating using.