Royal Bank of Scotland -Natwest One Conveyancing Panel : Questions and Answers from members of the public
Is there a reason why all solicitors are not on the Royal Bank of Scotland -Natwest One Conveyancing panel?
Royal Bank of Scotland -Natwest One and other mortgage companies ordinarily restrict either the type or the number of conveyancing firms on their panel. Typical examples 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 Royal Bank of Scotland -Natwest One have no responsibility for the quality of advice provided by any member of Royal Bank of Scotland -Natwest One 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 husband and I changing mortgage lender for our penthouse with Royal Bank of Scotland -Natwest One. We have a son 19 who lives with us. The solicitor on the Royal Bank of Scotland -Natwest One 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 flat is repossessed. I have two concerns (1) Is this form unique to the Royal Bank of Scotland -Natwest One conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right 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 Royal Bank of Scotland -Natwest One .This is solely used to protect the Royal Bank of Scotland -Natwest One 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 Royal Bank of Scotland -Natwest One 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 see that you have a search directory identifying law firms on the Royal Bank of Scotland -Natwest One conveyancing panel. Do firms pay you a referral fee if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the Royal Bank of Scotland -Natwest One conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Royal Bank of Scotland -Natwest One conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Royal Bank of Scotland -Natwest One conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Can you point me to a directory of Royal Bank of Scotland -Natwest One panel solicitors on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online.
I am buying a property where the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Royal Bank of Scotland -Natwest One be concerned
Given that your lender is Royal Bank of Scotland -Natwest One your lawyer must to check the Royal Bank of Scotland -Natwest One conveyancing instructions contained in the Part of CML Handbook for Royal Bank of Scotland -Natwest One . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Royal Bank of Scotland -Natwest One where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
I was thinking of purchasing my friend’s property. Assuming we can agree a figure, what’s the best way to move forward? I hope to get a mortgage with Royal Bank of Scotland -Natwest One. Is there anyway to cut out the solicitors to save us both money? My father said that years ago it was possible to take the documents into the local Land Registry office and they did the rest
If you are getting a mortgage with Royal Bank of Scotland -Natwest One involved you will need to appoint a solicitor on the Royal Bank of Scotland -Natwest One conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to Royal Bank of Scotland -Natwest One. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Royal Bank of Scotland -Natwest One conveyancing panel.