I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Port Isaac with 60% loan to value. 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 my home are lost. The solicitors who handled the conveyancing in Port Isaac 4 years ago are no longer around. What do I do?

These day there are copies made of almost everything, and your conveyancer should know exactly where to look for all the appropriate paperwork so you can purchase or sell your house without any difficulty. If copies are not available, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on your property.

I am looking into buying my first house which is in Port Isaac and I am already nervous. I couldn't find anything specific about Port Isaac. Conveyancing will be needed in due course but do you know about the Port Isaac area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Port Isaac. In the meantime here are some basic statistics that we found

We are 17 days into a residential purchase having been directed to conveyancers by the local agent to handle our conveyancing in Port Isaac. We are not happy. Could you help me find new solicitors?

A lawyer would have to be very poor to suggest replacing them. Has the mortgage been issued? If so you must advise them of the replacement solicitor and ensure the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid supplemental expenses and complications. That should be your starting point. The search tool will assist you in finding a bank approved lawyer for your conveyancing in Port Isaac

My lender have just issued us with a mortgage offer. We have retained a reputable conveyancer in Port Isaac last week. A couple of hours ago, our mortgage adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the mortgage company had some control over our choice Is this usual?

You can actually select any lawyer you prefer to instruct including the said conveyancer in Port Isaac nevertheless if your bank aren't happy with them you must pay additional cost so the mortgage company can instruct their own lawyers. It may be possible your preferred conveyancing firm to get added to the bank list of approved firms. You can use internet search facilities such as lenderpanel.com to find a conveyancing solcitor in Port Isaac on the mortgage company panel. You can go into your local bank branch in Port Isaac. They can recommend conveyancing solicitors in Port Isaac on the approved list.