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My IFA has asked me for my law firm’s panel member for the Royal Bank of Scotland conveyancing panel. How do I obtain this. I have tried my local Royal Bank of Scotland branch but they have not responded to me.
the sensible thing to do is ask for this information from your solicitor. They should have a central record lender panel numbers including the Royal Bank of Scotland panel reference.
Our lawyer has identified a legal deficiency with the lease for the property we are purchasing. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that as he is on the Royal Bank of Scotland conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or Royal Bank of Scotland?
Just because you have a mortgage offer from Royal Bank of Scotland does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and Royal Bank of Scotland are the client. These conveyancing instructions must be adhered to by the Royal Bank of Scotland conveyancing panel who has to balance acting for you and Royal Bank of Scotland
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Royal Bank of Scotland conveyancing panel. My lawyer has said that they are on the Royal Bank of Scotland approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Royal Bank of Scotland conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Royal Bank of Scotland solicitor panel.
I am considering applying for a Royal Bank of Scotland mortgage for purchase of a newly converted (under development) with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Royal Bank of Scotland?
In theory, you could use a solicitor that is not on Royal Bank of Scotland conveyancing panel, but Royal Bank of Scotland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am buying a property where the roof has a solar panel. Royal Bank of Scotland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is 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.
I am about to exchange contracts on a purchase with a mortgage from Royal Bank of Scotland. The report from my solicitor mentions that Royal Bank of Scotland could withdraw their offer before completion. Is this right?
Banks and Building Societies such as Royal Bank of Scotland can withdraw their mortgage offer although this rarely happens. If Royal Bank of Scotland withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are various possible reasons but here are 5 examples:
- Where information comes to Royal Bank of Scotland ‘s attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend
- Royal Bank of Scotland may amend or withdraw an offer if the Royal Bank of Scotland conveyancing panel solicitor is unable to confirm compliance with any of the conditions of the mortgage offer or if any of the terms of the mortgage offer cannot be satisfied
- If the financial circumstances of the borrower have changed to the detriment and the Royal Bank of Scotland has been notified
- 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
- If the solicitor on the Royal Bank of Scotland conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with Royal Bank of Scotland ‘s instructions
My ex -wife’s name is on the Royal Bank of Scotland mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Royal Bank of Scotland mortgage in order to sell?
As regards the Royal Bank of Scotland mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Royal Bank of Scotland in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
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Transfer of Equity for Royal Bank of ScotlandPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors