Q and A’s regarding the Danske Bank Conveyancing Panel from members of the public
My IFA has says he needs my law firm’s panel member for the Danske Bank conveyancing panel. Can you suggest how I obtain this. I have contacted my local Danske Bank office but they cant find it on their system.
Have you tried speaking to your lawyer about this?. They should have a central record lender panel numbers including the Danske Bank panel reference.
My fiance and I intend to remortgage our flat with Danske Bank. We have a son approaching twenty who lives with us. The solicitor on the Danske Bank conveyancing panel has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Danske Bank conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Danske Bank .This is solely used to protect the Danske Bank if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Danske Bank had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I need to find a Danske Bank panel solicitor in Stirling. Can you assist?
It is not clear why you need a Danske Bank panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Danske Bank to find out which solicitors in Danske Bank 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
Please explain the implications if my solicitor is expelled from the Danske Bank Solicitor panel prior to completion?
First, this is a very rare occurrence. 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.
Are all Conveyancing Quality 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. CQS accreditation however is 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 remain on their approved list of conveyancing solicitors.
Is it the case that all conveyancing lawyers on the Danske Bank conveyancing panel work on a no move no charge basis?
On the whole there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
I have today made my last payment due on mortgage with Danske Bank. I assume I don't need a solicitor on the Danske Bank panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Danske Bank mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Danske Bank mortgage from the register. Danske Bank,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Danske Bank has sent the Land Registry the discharge electronically, and
the Danske Bank has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Danske Bank mortgage has been paid off.