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approved by RBS

Ready to buy a new home? Failing to check that a lawyer is on the RBS 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 Conveyancing Panel

Royal Bank of Scotland Conveyancing Panel Recently Asked Questions

For what reasons could a law firm be excluded from the Royal Bank of Scotland approved conveyancing panel?
A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of solicitor practices had been removed from a lender panel. The top reasons in order are :
  1. Low volume 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. We are not aware of the specific or common criteria for removal by Royal Bank of Scotland
Can you clarify something for me?. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from Royal Bank of Scotland was date stamped random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My lawyer informs me that as she is on the Royal 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 Royal Bank of Scotland approved panel is to comply with the CML Handbook requirements (last updated for this lender on Royal Bank of Scotland)which specifies that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Royal Bank of Scotland.
Your search tool is useful but there are many lawyers listed near London on the Royal Bank of Scotland conveyancing panel. Can you recommend a specific firm on the Royal Bank of Scotland 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..
What happens if my lawyer’s firm is suspended from the Royal Bank of Scotland Solicitor panel prior to the moving date as agreed at exchange of contracts?
First, this is very unlikely to happen. 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 for a fee.
We are getting a further advance on our mortgage from Royal Bank of Scotland as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Royal Bank of Scotland conveyancing panel to deal with the paperwork?
Royal Bank of Scotland would not normally instruct 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 Royal Bank of Scotland panel
Completion of my purchase has taken place with a mortgage from Royal Bank of Scotland. Conveyancing was satisfactory but I feel I should register my dissatisfaction about Royal Bank of Scotland. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the Royal Bank of Scotland branches or the Customer Services Department at Royal Bank of Scotland head office. Ordinarily complaints to Royal Bank of Scotland are resolved effectively and efficiently. However if you are not satisfied that the matter is resolved you can write to the Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
After shopping around on the internet I have found a solicitor having checked that they are on the Royal Bank of Scotland conveyancing panel. Does my lawyer arrange the survey of the property? Or I've digested plenty of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Royal Bank of Scotland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Royal Bank of Scotland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Royal Bank of Scotland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller. or Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Royal Bank of Scotland you could contact your them to see if they have a list of approved surveyors.