I am considering applying for a UBS mortgage for purchase of a new build (under development) in Burghfield Common with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who handled the conveyancing in Burghfield Common 4 years ago no longer exist. What do I do?

Assuming the title is registered the details of your ownership will be held by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, identify your property and order up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Burghfield Common I like with amenity areas and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Burghfield Common for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

I need to instruct a conveyancing solicitor for purchase conveyancing in Burghfield Common. I have chance upon a web site which appears to be the perfect offering If it is possible to get all the legals completed via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Me and my fiance are soon to exchange buying a property in Burghfield Common but as a consequence of wreckage from the recent storms I have agreed reparation from the vendor of £3k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process however the bank will not permit this. Should they have been notified?

Any conveyancer being on the lender approved list is required to advise the mortgage company of any variations to the purchase figure. If you prohibit your conveyancing practitioner to disclose the reduction to your bank then they would have no choice but to refrain from acting for you and the lender.