What is your number one tip for choosing a conveyancing solicitor in Colne

We would encourage you not to go for the lowest Colne conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I currently have a mortgage with Nationwide for my property in Colne. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?

You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel solicitor.

I have instructed a Colne lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Colne postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Colne.

I am buying a new build house in Colne benefiting from help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my lawyer about this deal as it would put at risk my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.

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've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Colne is the location of the property. Can you shed any light on this issue?

Flying freeholds in Colne are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Colne you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colne 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 property.

Is it possible to swap solicitor as I need to instruct a firm on the The Mortgage Works conveyancing panel. I hired a local conveyancing solicitor in Colne round the corner but he is not approved by The Mortgage Works

We will our best to assist in finding you a conveyancing solicitor in Colne on the The Mortgage Works panel. Please note that the law firms that we list do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Colne. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Colne.

I have been sourcing a conveyancing practitioner in Colne for my remortgage. Can I see a solicitor's record with the legal regulator?

One may search for published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors 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 SRA sometimes recorded call for training reasons.