Q and A’s regarding the DB UK Bank Solicitor Panel
from members of the public
What is the rationale as to why all UK lawyers are not on the DB UK Bank Conveyancing panel?
DB UK Bank and other lenders ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that DB UK Bank have no responsibility for the quality of advice provided by any member of DB UK Bank Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, Conveyancing is not their speciality? To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime; probably not.
My property lawyer has informed me that he requires personal identification documents saying that this is part of his obligations as a conveyancer on the DB UK Bank Solicitor panel. Am I being spun a yarn?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that DB UK Bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with DB UK Bank CML Handbook requirements last updated on DB UK Bank
How do I find a local solicitor on the DB UK Bank conveyancing panel? I have a car and am prepared to travel up to 10 kilometers to meet the lawyer.
Feel free to make use of the find a conveyancing panel tool on this website. 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 DB UK Bank solicitor panel.
The lawyers that I appointed last week on my house acquisition in Newcastle has suddenly shut down. I only went with them because I had to have a firm on the DB UK Bank conveyancing panel and my preferred lawyer was not. I gave them a cheque for £150 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the DB UK Bank conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help
What are the common reasons for a lender such as DB UK Bank to withdraw a mortgage offer?
Lenders such as DB UK Bank can withdraw their mortgage offer although this rarely happens. In the unlikely event that DB UK Bank withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are many potential reasons but here are a few examples:
Where information comes to DB UK Bank ‘s attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend
Many mortgage offers have an expiry date. Your lawyer should check this. DB UK Bank may amend or withdraw an offer before the end of its validation period if an offer extension is requested and following a re-evaluation of the property the value of the security is below a level which is acceptable to them.
If the borrower informs DB UK Bank of a change in the loan amount agreed
Where the lender is on notice of a restriction or a right of pre-emption which is not at market value
If the lender reasonably believe that the applicant, borrower, mortgagor or guarantor is insolvent or is about to become insolvent or has or will have a petition presented or if any one or all enter into any arrangement with their creditors generally or if any one or all should suffer a material change in their financial circumstances
I have paid off my mortgage with DB UK Bank. I assume I don't need a solicitor on the DB UK Bank panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your DB UK 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 DB UK Bank mortgage from the register. DB UK 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 DB UK Bank has sent the Land Registry the discharge electronically, and
the DB UK Bank has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your DB UK Bank mortgage has been paid off.
Sometime soon me and my wife are buying a house in Hendon. Conveyancing solicitors in Hendon need to beretained. My friendsuggested that we double-check that the conveyancing practitioner in Hendon is on the DB UK Bank approved list of lawyers. Is this really necessary?
Not all Hendon conveyancing practices are on the DB UK Bank conveyancing panel. Use the above search tool to search for a Hendon conveyancing solicitor
on the on the DB UK Bank approved list of lawyers.