RBS - Direct Line Solicitor Panel Example Support Desk Enquires from members of the public
My property lawyer is not listed on the RBS - Direct Line Solicitor Panel. Is it possible for me to use my family solicitor even though they are not on the RBS - Direct Line panel of approved conveyancing solicitors?
You will need to have a conveyancer complete the legal work required when you take out a RBS - Direct Line mortgage to buy your property. They’ll carry out all the necessary legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You can instruct a conveyancing firm of your choice. However, if the firm selected is not a member of the RBS - Direct Line conveyancing panel additional costs will be incurred as separate legal representation will be required by RBS - Direct Line. Conveyancing panel applications can be submitted, so if your conveyancer has not previously applied for membership they can do so.
Our solicitor has identified a problem with the lease for the flat we are buying. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that as he is on the RBS - Direct Line conveyancing panel he must check that the lender is happy with this solution. Are we the client or is RBS - Direct Line?
Just because you have a mortgage offer from RBS - Direct Line does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and RBS - Direct Line are the client. The appropriate lender requirements must be adhered to by the RBS - Direct Line conveyancing panel who has to balance acting for you and RBS - Direct Line
Do all the firms listed on your directory have online case tracking as I understood that this was a condition of being on the RBS - Direct Line conveyancing panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
What happens if my solicitor is suspended from the RBS - Direct Line Conveyancing panel before the moving date as agreed at exchange of contracts?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
After much negotiation I have agreed a price on an apartment. My mortgage broker pressured me to appoint their lawyers I paid an upfront payment of 175. Soon after the conveyancers contacted me to say that they were not on the RBS - Direct Line 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 RBS - Direct Line 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 am selling 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, RBS - Direct Line are being problematic. The solicitor who is on the RBS - Direct Line conveyancing panel is recommending indemnity insurance as a solution but RBS - Direct Line are insisting on a building regulation certificate. Why do RBS - Direct Line have a conveyancing panel of they don’t accept advice from them?
It is probably the case that RBS - Direct Line have referred the matter to their valuer. The reason why RBS - Direct Line 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.
RBS - Direct Line have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up RBS - Direct Line or your broker and complete any relevant paperwork. RBS - Direct Line will tell you what documents they want. RBS - Direct Line will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. RBS - Direct Line will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.