I was notified recently by my mortgage adviser that my Lower Earley property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?

You need to contact your Lower Earley conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a Lower Earley conveyancing firm that is on the conveyancing panel for your bank.

It is 10 years ago since I acquired my property in Lower Earley. Conveyancing solicitors have just been retained on the sale but I am unable to find the title documents. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be in the possession of the lawyers who handled your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Lower Earley involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

Forgive me if this question is silly but I am new to the home buying as FTB of a two bedroom flat in Lower Earley. Do I collect the keys to the house on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Lower Earley?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

We had selected conveyancers with offices in Lower Earley on the UBS solicitor approved list. They are now charging me a separate sum for dealing with the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?

Provided it is contained in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The charge is not dictated by UBS but by your Lower Earley conveyancer. Numerous firms on the UBS panel will charge an ‘acting for lender’ fee but many firms include it on their overall fee.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being a right pain. The Lower Earley solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build apartment in Lower Earley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lower Earley

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My uncle has suggested that I appoint his lawyers for conveyancing in Lower Earley. Do I take his recommendation?

No doubt the ideal way to choose a conveyancing solicitor is to seek recommendations from friends or family who have actually experience in using the conveyancer you're are thinking of instructing.