Find an Approved Solicitor on the The Royal Bank of Scotland plc One Account
Conveyancing Panel
FAQs : The RBS (One Account) Solicitor Panel
I am in the process of selling my apartment and the estate agent has just telephoned to warn that the buyers are appointing a new law firm. The reason given is that RBS (One Account) will only engage with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific law firms?
UK lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
We are nearing an exchange and my mum and dad having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender RBS (One Account). Apparently, being on the RBS (One Account) conveyancing panel and acting on their behalf he must inform RBS (One Account) if the balance of the mortgage advance is coming from anyone other than me. I disclosed to the bank about my parent’s contribution when I applied for the home loan so is it really necessary for him to raise this?
Your lawyer is obliged to check with RBS (One Account) to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to RBS (One Account) if you agree, failing which, your lawyer must cease to continue acting.
Your search tool is useful but there are many lawyers listed near Middlesbrough on the RBS (One Account) conveyancing panel. Can you recommend a specific firm on the RBS (One Account) approved panel?
We are not in the business of recommending one firm above another as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
We're in Wales, First timers purchasing with a mortgage (lender is RBS (One Account) , but our lawyer is on the RBS (One Account) conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS (One Account) conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS (One Account) be concerned
As your lender is RBS (One Account) your lawyer must to check the RBS (One Account) conveyancing instructions contained in the Part of CML Handbook for RBS (One Account) . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to RBS (One Account) where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.
We expect to receive a DIP from RBS (One Account) this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc).Do the RBS (One Account) recommend a solicitor on the RBS (One Account) conveyancing panel, or is it better to find our own lawyer
You will need to appoint solicitors independently although you'll need to choose one on the RBS (One Account) conveyancing panel. The solicitor represents both you and the RBS (One Account) through the process.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a RBS (One Account) conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to RBS (One Account) 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 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.