Royal Bank of Scotland -Natwest One Conveyancing Panel Sample Enquires to our Call Center
from members of the public
Can you please explain the reason why all property lawyers aren't included on the Royal Bank of Scotland -Natwest One Solicitor panel?
Even though it may seem unfair for Royal Bank of Scotland -Natwest One to restrict who can act for them from the public’s or solicitor’s point of view, the other side of the coin is that the lenders are becoming ever more anxious and feel the necessary need to protect them from mortgage fraud and other illegal activities. As a result of this concern Royal Bank of Scotland -Natwest One are limiting their conveyancing panel to a manageable size. The Royal Bank of Scotland -Natwest One conveyancing panel is not the most exclusive of all lenders
My partner and I intend to remortgage our maisonette with Royal Bank of Scotland -Natwest One. We have a son approaching twenty 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 reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Royal Bank of Scotland -Natwest One conveyancing panel as he did not need to sign this form when we remortgaged 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 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 am looking to buy a property and need a conveyancing solicitor in Newcastle who is on the Royal Bank of Scotland -Natwest One approved. Can you recommend a local firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Royal Bank of Scotland -Natwest One . We don’t recommend any particular firm.
What happens if my lawyer’s firm is expelled from the Royal Bank of Scotland -Natwest One Conveyancing panel prior to completion?
The first thing to point out is that, this is very unlikely to happen. 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.
My husband and I are in the process of viewing flats and am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Royal Bank of Scotland -Natwest One
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with Royal Bank of Scotland -Natwest One , make sure you remember to check that your lawyer is on the Royal Bank of Scotland -Natwest One conveyancing panel.
I have decided to exercise my right to buy my property off the council. I have a mortgage offer with Royal Bank of Scotland -Natwest One. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Royal Bank of Scotland -Natwest One you will need to appoint a solicitor on the Royal Bank of Scotland -Natwest One conveyancing panel.
Can I register a complaint to Royal Bank of Scotland -Natwest One about the lawyers being on the Royal Bank of Scotland -Natwest One conveyancing panel?
Complaining to Royal Bank of Scotland -Natwest One about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. Usually one can find this information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.