We instructed a local solicitor for my conveyancing in Lixwm yesterday. Going through the fine print I seewe are on the hook for charges even if the dealfalls through. Would I be best advised to instruct a web based conveyancing brokerage promising no move no charge conveyancing in Lixwm?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be more expensive to offset the transactions that do not proceed. Dont forget that such arrangements generally do not protect you from expenditure by way of example Lixwm conveyancing search expenses.

We have agreed to purchase a house in Lixwm. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Lixwm.

I have paid off my mortgage with Nationwide. I assume I don't need a Lixwm lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I recently had an offer agreed on a house in Lixwm. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.

Will my solicitor be raising questions concerning flooding during the conveyancing in Lixwm.

The risk of flooding is if increasing concern for lawyers dealing with homes in Lixwm. Plenty of people will buy a property in Lixwm, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Lixwm. The conventional set of property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out if the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a claim for damages stemming from an inaccurate response. A purchaser’s solicitors will also order an enviro search. This should higlight if there is a recorded flood risk. If so, additional inquiries will need to be made.

Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who handled the conveyancing in Lixwm 4 years ago have long since closed. What are my next steps?

Assuming the title is registered the details of your proprietorship will be documented by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your property and secure current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I am four weeks into a leasehold purchase having been recommend to a firm by the high street agent to perform conveyancing in Lixwm. I am am starting to be dissatisfied with the level of service. Could you help me find new solicitors?

They would have to be very poor in order to consider diss instructing them. Has your loan offer been sent? If so you need to inform them of the new contact details and ensure the offer are re-issued. The solicitor ideally needs to be on the banks approved list to avoid added charges and delays. That should be your first question of the new solicitors. Our search tool will help you find a lender approved solicitor for your home move in Lixwm