We are planning to acquire a property and need a conveyancing solicitor in Malmesbury who is on the Skipton approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Malmesbury.

A relative recommended that where I am buying in Malmesbury I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Malmesbury conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Malmesbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Malmesbury Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Malmesbury.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who handled the conveyancing in Malmesbury 4 years ago no longer exist. What do I do?

Assuming you have a registered title the details of your ownership will be retained by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I am looking for a conveyancing solicitor in Malmesbury for my home move. Is it possible to review a firm’s record with the profession’s regulator?

You can search for published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.

What are the common problems that you encounter in leases for Malmesbury properties?

There is nothing unique about leasehold conveyancing in Malmesbury. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are not included. The following missing provisions could result in a defective lease:

A duty to insure the building

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.

I inherited a 1 bedroom flat in Malmesbury, conveyancing formalities finalised in 2005. 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 flats in Malmesbury with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2097

With 73 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should 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.