Frequently asked questions relating to the RBS - Direct Line Conveyancing Panel from members of the public
How easy is it to change a solicitor as I need to find one who is on the RBS - Direct Line conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Expecting to move into my new home next Friday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as he says that he has to check this in has capacity as lawyer for RBS - Direct Line. What does the insurance need to cover?
Any lawyer on the RBS - Direct Line conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in RBS - Direct Line’s Part 2 requirements of the CML Handbook (last updated on RBS - Direct Line). Being on the RBS - Direct Line conveyancing panel your lawyer is expect to follow these instructions.
Your search tool is useful but there are many lawyers listed near Hackney on the RBS - Direct Line conveyancing panel. Can you recommend a specific firm on the RBS - Direct Line approved panel?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
I am considering applying for a RBS - Direct Line mortgage for purchase of a newly converted (under development) with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS - Direct Line?
There is nothing to stop you using your solicitor but RBS - Direct Line will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
For 5 years I had a mortgage with RBS - Direct Line. My father retired last week and wants to pay off my mortgage. After RBS - Direct Line is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the RBS - Direct Line conveyancing panel? I do not intend to live at the property once the RBS - Direct Line mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the RBS - Direct Line panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
I have a mortgage with RBS - Direct Line. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS - Direct Line?
Your original mortgage agreement with RBS - Direct Line will provide that you need their approval prior to letting out your property as this is likely to be a breach of RBS - Direct Line’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 RBS - Direct Line directly. It should not be necessary to do this via a RBS - Direct Line conveyancing panel solicitor.
Can I register a complaint to RBS - Direct Line about the lawyers being on the RBS - Direct Line conveyancing panel?
Complaining to RBS - Direct Line about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm and conveyancer must have a complaints procedure. Usually one can find this information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.