My partner and I are acquiring our first home. The solicitor has calledto see if we would like to purchase additional conveyancing searches. Frankly we have no idea as to what's necessary for conveyancing in Rowen

The scope of Rowen conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What is important is that you adequately comprehend what information the searches could provide. Then you can decide if you consider that you need that search. Where you are uncertain, ask the lawyer to advise.

I am buying a garden flat in Rowen. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Rowen you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Rowen.

How can we know in advance if a Rowen conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Rowen obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your conveyancing.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Rowen conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I recently had an offer accepted on an apartment in Rowen. My financial adviser suggested a lawyer. I paid an on account payment of £200. Shortly after, the property lawyer called me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a house in Rowen? or Apparently there is historic law that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this relevant for conveyancing in Rowen?

Unless a prior acquisition of the premises completed after 12 October 2013 you may take it that solicitors delivering conveyancing in Rowen to continue to recommend a chancel search and or chancel repair liability insurance.

My lawyers in Rowen have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.