My IFA has requested my Swansea City lawyer’ panel reference for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Swansea City office but they have not got back to me yet.

You are best placed to get this information from your Swansea City . Most Swansea City conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

2 months have elapsed following my purchase conveyancing in Swansea City completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 asset 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've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Swansea City is where the house is located. Can you offer any advice?

Flying freeholds in Swansea City are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swansea City you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swansea City may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have recently realised that I have Sixty One years remaining on my lease in Swansea City. I now wish to get lease extension but my landlord is missing. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have used your best endeavours to find the freeholder. On the whole a specialist would be helpful to carry out a search and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Swansea City.

I acquired a 2 bed flat in Swansea City, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Swansea City with an extended lease are worth £165,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 50

With 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

We are considering using a web based rather than a Swansea City conveyancing practice. Should I ‘stay local’?

There are advantages of having the opportunity to visit a local Swansea City conveyancing solicitor such as

• signing documents same day
• getting one on one explanations of matters that you need help with
• the ability to raise concerns if matters need to addressed

When comparing fees, look carefully for hidden extras. The majority decent Swansea City high street solicitors give an all-inclusive price. Often online companies seem to offer discounted fees, yet have burried 'extras' in the fine print.