Me and my fiance are buying a flat in Bracknell. My Conveyancer has never been on on the lender approved list. Can I still appoint my Bracknell conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

You have numerous alternatives available to you here

• Complete the deal with your chosen Bracknell but your bank will need to instruct a on their conveyancing panel. The net result is additional fees and potential frustration.
• Get a new to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your to seek to join the lender panel

My partner and I have just acquired a house in Bracknell. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Bracknell?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Bracknell. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a document called a SPIF. answers provided is misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bracknell.

three months have elapsed following my purchase conveyancing in Bracknell concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Bracknell with a loan from . The builders would not reduce the amount so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my lawyer about the extras as it would jeopardize my mortgage with . Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a ground for flat up to £235,500 and identified one round the corner in Bracknell I like with open areas and station nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Bracknell for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.