My conveyancer has identified a defect with the lease for the property we are buying in Wednesfield. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who dealt with the conveyancing in Wednesfield 10 years ago no longer exist. Will I be able to sell the house?

You no longer need to hold title deeds to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.

I have been on the look out for a ground for flat up to £235,500 and identified one close by in Wednesfield I like with amenity areas and station in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Wednesfield suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I am thinking of appointing a conveyancing solicitor in Wednesfield for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?

One can read documented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.

My conveyancing in Wednesfield is set to complete on Friday, yet the sellers I am purchasing off wishes to move out 24 hours later at at 2pm. Do I accept this?

In situations where you need a bank loan then your property lawyer will require that the premises arevacant on Friday - the bank will compel it.