Find an Approved Solicitor on the DB UK Bank Ltd
Common questions asked concerning the DB UK Bank Solicitor Panel
Am I correct in assuming that the fact that my conveyancer is not on the DB UK Bank Conveyancing panel that there is a problem with the standard of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 3 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for DB UK Bank.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company DB UK Bank will not agree to this. Why was DB UK Bank even consulted?
Your lawyer being on the DB UK Bank conveyancing panel is duty bound to inform DB UK Bank of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to DB UK Bank then they would have to discontinue acting for you and DB UK Bank.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the DB UK Bank conveyancing panel. My lawyer has said that they are on the DB UK Bank 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 DB UK Bank 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 DB UK Bank solicitor panel.
What happens if my solicitor is expelled from the DB UK Bank Conveyancing panel before completion?
The first thing to point out is that, this is a very rare occurrence. 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.
Are all Conveyancing Quality Solicitors on the DB UK Bank conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I currently have a mortgage with with DB UK Bank. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform DB UK Bank?
DB UK Bank must be informed of your intention in advance of renting your property as this is likely to be a breach of DB UK Bank’s mortgage conditions. It may be that DB UK Bank will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact DB UK Bank directly. You need not do this via a DB UK Bank conveyancing panel lawyer.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a DB UK Bank conveyancing panel complaints department or do I complain directly to the law firm?
There is little point in complaining directly to DB UK Bank. 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 properly dealt with 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.