Frequently asked questions relating to the Danske Bank Solicitor Panel from members of the public
On what basis could a law firm be removed from the Danske Bank approved conveyancing panel?
A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of solicitor practices had been removed from a lender panel. The top reasons in order are :
- lack of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Danske Bank
can you help? My solicitor is informing me me that he has to order a Local Authority search because the firm are on the Danske Bank conveyancing panel. Is my lawyer correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with Danske Bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Danske Bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Danske Bank. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the Danske Bank conveyancing panel. My lawyer has said that they are on the Danske Bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Danske Bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Danske Bank solicitor panel.
I was expecting to move into my dream home last Thursday. My lawyer’s firm is on the Danske Bank solicitors panel but has changed address 8 weeks ago and had not advised Danske Bank of their new address. Danske Bank is now refusing to release my funds as the information from the solicitors isn't correct.
This is as unusual as it is unlucky. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Danske Bank branch or your mortgage broker to see if they can help.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Danske Bank conveyancing panel?
It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I am buying a property where the roof has a solar panel. Danske Bank have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Danske Bank your lawyer must to check the Danske Bank conveyancing instructions contained in the Part of CML Handbook for Danske Bank . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Danske Bank where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.
We have had an offer accepted on a house I spoke to a solicitor previously used by my uncle and he recommended retaining a property lawyers approved by Danske Bank. The estate agent recommended two local firms so I asked Danske Bank if the 2 suggested solicitors are approved, which they are not. Danske Bank suggested that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Danske Bank 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Danske Bank to suggest a law firm in your location. Lenders have them all over the country. You can also use our search tool at the top of this page to search for a lawyer on the Danske Bank conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Danske Bank conveyancing panel as it may only take about 2-3 weeks. As long as they meet Danske Bank’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.