Royal Bank of Scotland Conveyancing Panel Recently Asked Questions from members of the public
I would like to know the reason why all solicitors aren't included on the Royal Bank of Scotland Solicitor panel?
As unjust as it may seem for Royal Bank of Scotland 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 have restricted their conveyancing panel to a size that they are happy to control. The Royal Bank of Scotland solicitor panel is not the most restricted
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 as he informs me that he is duty bound to validate that it is in order for Royal Bank of Scotland. What risks do Royal Bank of Scotland expect the insurance to cover?
Any lawyer on the Royal Bank of Scotland 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 Royal Bank of Scotland’s Part 2 requirements of the CML Handbook (last updated on Royal Bank of Scotland). Being on the Royal Bank of Scotland conveyancing panel your lawyer is expect to follow these requirements.
Do all the firms listed on your search have online case tracking as I was under the impression that this was a precondition of being on the Royal Bank of Scotland solicitor panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
I am considering applying for a Royal Bank of Scotland mortgage for purchase of a newly converted (under development) with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Royal Bank of Scotland?
There is nothing to stop you using your solicitor but Royal Bank of Scotland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
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 be concerned
As you are obtaining a mortgage with Royal Bank of Scotland your lawyer must to check the Royal Bank of Scotland conveyancing instructions contained in the Part of CML Handbook for Royal Bank of Scotland . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Royal Bank of Scotland 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.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Royal Bank of Scotland conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Royal Bank of Scotland about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get 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.
Royal Bank of Scotland 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 Royal Bank of Scotland or your broker and complete any relevant paperwork. Royal Bank of Scotland will tell you what documents they want. Royal Bank of Scotland 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. Royal Bank of Scotland 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.