Bank of Scotland Private Conveyancing Panel Example Support Desk Enquires from members of the public
What is the rationale as to why all UK lawyers aren't included on the Bank of Scotland Private Solicitor panel?
Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year. The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It led to banks and building societies purging less reputable firms off their books
My son-in-law is about to exchange on a newly built flat with a home loan from Bank of Scotland Private. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Scotland Private conveyancing panel as a standard part of the process, and to the surveyor when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Bank of Scotland Private conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I need to find a Bank of Scotland Private panel solicitor in Stirling. Can you assist?
Unfortunately it’s not apparent why you need a Bank of Scotland Private panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Bank of Scotland Private to find out which solicitors in Bank of Scotland Private are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
My aunt passed away last year and as sole heir and executor was left the property. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Scotland Private , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Bank of Scotland Private will insist on your using a conveyancer on the Bank of Scotland Private conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Scotland Private conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Scotland Private mortgage is registered as a charge at the Land Registry.
I had instructed online solicitors based in London who are on the Bank of Scotland Private solicitor panel. They have just invoiced me a separate fee of £135 for dealing with the Bank of Scotland Private mortgage. Is this an additional conveyancing fee set by Bank of Scotland Private?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Bank of Scotland Private but by your lawyers. Some firms on the Bank of Scotland Private will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
Completion of my purchase has taken place with a mortgage from Bank of Scotland Private. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about Bank of Scotland Private. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the Bank of Scotland Private branches or the Customer Services Department at Bank of Scotland Private head office. Ordinarily complaints to Bank of Scotland Private are resolved very quickly. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in month 7 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Scotland Private are being problematic. The solicitor who is on the Bank of Scotland Private conveyancing panel is saying indemnity insurance will be fine but Bank of Scotland Private are insisting on a building regulation certificate. Why do Bank of Scotland Private have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Bank of Scotland Private have referred the matter to their valuer. The reason why Bank of Scotland Private may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.