Find an Approved Solicitor on the The Royal Bank of Scotland plc One Account
Conveyancing Panel
FAQs for the RBS (One Account) Conveyancing Panel
My husband and I are first time buyers. Within the last couple of days our property lawyer has forwarded the sale agreement to sign with a detailed report with a view to exchanging next week. RBS (One Account) have this evening contacted us to advise us that there is now an issue as our conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property with the assistance 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 lawyers to represent them. You don't have to instruct a 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 may delay matters as you are adding another lawyer into the mix.
I am purchasing a newly constructed apartment and my conveyancer is telling me that she has to disclose incentives from the builder as her firm is on the RBS (One Account) conveyancing panel. I am on a tight deadline to exchange and I would rather not prolong matters. is my lawyer taking the correct approach?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the RBS (One Account) approved panel is to comply with the CML Handbook requirements (last updated for this lender on RBS (One Account)). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am Googling for conveyancing quotes online. Can I be confident that all the practices that are listed on your website are on the RBS (One Account) conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the RBS (One Account) panel and agreed to advise us to take down their listing in the event of removal off of the RBS (One Account) panel. To date we have not been informed by either a lender or a member of the public that the data about a specific firm being on the RBS (One Account) conveyancing panel is incorrect.
I am purchasing a semi-detached house and getting a mortgage with RBS (One Account). Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the RBS (One Account) conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the RBS (One Account) conveyancing panel in your location.
Do the majority of banks 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 flat I spoke to a solicitor previously used by my brother and he suggested instructing a law firm 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) pointed out 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.
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. Every solicitor firm 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.