Find an Approved Solicitor on the Bank of Scotland
Examples of recent questions relating to the Bank of Scotland Conveyancing Panel
My partner and I are FTBs. Within the 48 hours our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this afternoon contacted us to inform me that there is now an issue as our conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme.
Your solicitors should contact Bank of Scotland and see if they can apply for membership of the Bank of Scotland conveyancing panel, but if that is not viable Bank of Scotland will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the Bank of Scotland conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Can you help?. My lawyer is not to blame but, my purchase conveyancing has been going on for months. The Local Authority Search from Bank of Scotland was date stamped random date and we have agreed a date for me to move into the property on 6. My lawyer has advised that as she is on the Bank of Scotland conveyancing panel she needs to reorder the searches as they are no longer acceptable to the lender.
One of the many conditions to being on the Bank of Scotland approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on Bank of Scotland)which specifies that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Bank of Scotland.
I require the services of a Bank of Scotland panel solicitor in Belfast. Could you help me?
Unfortunately it’s not apparent why you need a Bank of Scotland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Bank of Scotland to find out which solicitors in Bank of Scotland are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
I am considering applying for a 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 Bank of Scotland?
In theory, you could use a solicitor that is not on Bank of Scotland conveyancing panel, but 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 conveyancing matter.
Are all solicitors on the Bank of Scotland conveyancing panel regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Scotland conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
My wife and I have arranged a further advance on our mortgage from Bank of Scotland as we wish to carry out a loft conversion to our home. Do we need to appoint a solicitor on the Bank of Scotland conveyancing panel to deal with the legals?
Bank of Scotland would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Bank of Scotland list
My ex -wife’s name is on the 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 Bank of Scotland mortgage in order to sell?
As regards the 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 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.