My solicitor has uncovered a a problem with the lease for the property we are purchasing in Swansea East. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our says that he must check that the mortgage company is happy with this solution. Who is the client here, us or the lender?

Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. The appropriate lender requirements must be adhered to.

My partner and I are selling our home in Swansea East and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Swansea East conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Swansea East. We have lived in Swansea East for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I have been on the look out for a ground for flat up to £245,000 and identified one near me in Swansea East I like with a park and station in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Swansea East suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage that many years will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I am thinking of appointing a conveyancing solicitor in Swansea East for my home move. Is it possible to review a solicitor's record with the legal regulator?

You can read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor call for training purposes.

We are in the middle of buying a house in Swansea East. Conveyancing solicitor has told us the title is "Leasehold". Does this adversely affect the marketability of the property?

Swansea East conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the value significantly.

At the other end of the spectrum, if it's, say, fifty five years it is bound to have a material effect on the value, and probably wouldn't be mortgageable. The length of lease and ground rent will be stated in the lease to be supplied to your .