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approved by RBS (One Account)

Ready to buy a new home? Failing to check that a lawyer is on the RBS (One Account) list of approved solicitors can put your transaction at risk of delay or failure.

Find an Approved Solicitor on the The Royal Bank of Scotland plc One Account Conveyancing Panel

Q and A’s regarding the RBS (One Account) Conveyancing Panel

My fiance and I are novices when it comes to buying a property. Within the 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. RBS (One Account) have this afternoon contacted us to advise us that they have now hit a problem as our solicitor is not on their approved list of lawyers. Please explain?
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 Accreditation Scheme. Your solicitors should contact RBS (One Account) and see if they can apply for membership of the RBS (One Account) conveyancing panel, but if that is not viable RBS (One Account) will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the RBS (One Account) conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

My husband and I are refinancing our flat with RBS (One Account). We have a son 19 who lives with us. The solicitor on the RBS (One Account) conveyancing panel has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of concerns (1) Is this document specific to the RBS (One Account) conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your RBS (One Account) conveyancing panel solicitor is doing the right thing 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 RBS (One Account) .This is solely used to protect the RBS (One Account) 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 RBS (One Account) 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 flat and need a conveyancing solicitor in London who is on the RBS (One Account) solicitor. 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 RBS (One Account) . We don’t recommend any particular firm.
I was expecting to move into my flat two days ago. My solicitor is on the RBS (One Account) conveyancing panel but has moved offices 8 weeks ago and had not informed RBS (One Account) of their new address. RBS (One Account) has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local RBS (One Account) branch or your mortgage broker to see if they can help.
Do conveyancing lawyers on the RBS (One Account) conveyancing panel work on a no move no charge basis?
There is generally no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
Do most lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the RBS (One Account) conveyancing panel requirements are different to RBS (One Account)’s conveyancing panel criteria.
My brother and I have had an offer accepted on a house I spoke to a solicitor previously used by my uncle and he recommended retaining a solicitor approved by RBS (One Account). The estate agent recommended two local firms so I asked RBS (One Account) if the 2 suggested solicitors are approved, which they are not. RBS (One Account) suggested that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of RBS (One Account) 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Enquire of RBS (One Account) for conveyancing panel firms in your area. Most banks have lawyers on their panel throughout the UK. You can also use our search tool at the top of this page to search for a lawyer on the RBS (One Account) conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto RBS (One Account) conveyancing panel as it may only take about 2-3 weeks. As long as they meet RBS (One Account)’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.