Danske Bank Conveyancing Panel Recently Asked Questions from members of the public
I appointed a solicitor to conduct the legal paperwork on my remortgage three weeks ago having applied for a mortgage with Danske Bank. The solicitors assured me that they are on Danske Bank conveyancing panel and provided me their panel number. Danske Bank then called me to say that their panel number was dormant and would need to be reactivated. What do I do from here? Should I appoint a new solicitor listed on the approved panel for Danske Bank?
The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the Danske Bank conveyancing panel You may wish to enlist the help of your broker to check with the Danske Bank as to how long they think it will take to get the firm to get back on the panel.
Expecting to complete my purchase 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 Danske Bank. What risks do Danske Bank expect the insurance to cover?
Any lawyer on the Danske Bank 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 Danske Bank’s Part 2 requirements of the CML Handbook (last updated on Danske Bank). Being on the Danske Bank conveyancing panel your lawyer is expect to follow these requirements.
What tools are available to search for a local solicitor on the Danske Bank conveyancing panel? I have a car and am prepared to travel up to 20 kilometers to meet the conveyancer.
You can use the find a conveyancing panel tool on this page. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Danske Bank solicitor panel.
My aunt passed away last year and as sole heir and executor was left the house. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Danske Bank , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Danske Bank will insist on your using a conveyancer on the Danske Bank 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 Danske Bank 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 Danske Bank mortgage is registered as a charge at the Land Registry.
My existing mortgage is with Danske Bank. My godfather retired last week and wants to pay off the mortgage left on the property. After Danske Bank 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 Danske Bank conveyancing panel? I do not intend to live at the property once the Danske Bank mortgage is discharged.
You
will need a solicitor but they need not be on the Danske Bank conveyancing 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. As the property is your main residence you need
not pay CGT but you should speak with your accountants in any event.
After shopping around on the internet I have found a solicitor having checked that they are on the Danske Bank conveyancing panel. Does my lawyer arrange the survey of the property?
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Having read lots of mortgage guides,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Danske Bank conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Danske Bank will need an independent valuation of the property. Your lawyer will not arrange this. Usually Danske Bank will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Danske Bank you could contact your them to see if they have a list of approved surveyors.
Danske Bank 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 Danske Bank or your broker and complete any relevant paperwork. Danske Bank will tell you what documents they want. Danske Bank 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. Danske Bank 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.