Me and my wife are buying our first property. The lawyer has e-mailedto check if we wish to take out additional conveyancing searches. Unfortunately we are clueless as to what's necessary for conveyancing in Malmesbury

The extent of Malmesbury conveyancing searches should be dictated entirely on the premises, the location, the probability of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you adequately understand what information the searches could provide. You may then decide if you personally think you need that information. If unclear, ask your conveyancing practitioner to advise.

Are the BSA intent on creating a online directory to to identify practices on the Darlington Building Society conveyancing panel for example in Malmesbury?

We are not aware of any plans on the part of the BSA to promote such a tool.

I have been told that property searches are the primary cause of obstruction in Malmesbury house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Malmesbury.

I'm buying my first flat in Malmesbury benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my lawyer about the side-deal as it could put at risk my mortgage with the bank. Should I keep quiet?.

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 am looking for a ground for flat up to £235,500 and identified one round the corner in Malmesbury I like with open areas and station in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Malmesbury for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage that many years will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may 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 speak to your conveyancing solicitor about this matter.