I have just been advised by my mortgage broker that my Colne property lawyer is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?
The first thing you need to do is to call your Colne lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may be able to suggest a Colne conveyancing practice that is on the approved list of lawyers for your lender.
When reviewing moneysavingexpert.com for a conveyancing solicitor in Colne, most say that I must use a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Council of Licensed Conveyancing. Colne is one of the numerous areas in England and Wales where there are Accredited lawyers.
My wife and I purchasing a 3 bedroom semi in Colne. Our aim is to carry out an extension to the side at the property.Will legal investigations on the property involve investigations to determine if these works were previously refused?
Your solicitor should review the deeds as conveyancing in Colne can sometimes identify restrictions in the title deeds which prevent categories of works or require the permission of a 3rd party. Many extensions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
After weeks of negotiation I have agreed a price on a house in Colne. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Soon after, the conveyancer called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on an apartment in Colne on 26/1/2026, valuation was booked five days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are selling our house in Colne and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Colne. Having lived in Colne for six years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must 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'm purchasing a new build house in Colne with a loan from Bank of Ireland. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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 opted to have a survey carried out on a property in Colne ahead of appointing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some banks may not issue a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Colne. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Colne to see if the conveyancing costs will increase in light of this.