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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 Solicitor Panel Recently Asked Questions
On what basis could a firm of solicitors 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 most common reasons in order are :
- lack of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Royal Bank of Scotland
My conveyancer has uncovered an inconsistency between the information in Royal Bank of Scotland’s home valuation survey and what is in the legal papers for the property. My lawyer has advised that as he is on the Royal Bank of Scotland conveyancing panel he must check that the lender is with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
A precondition 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 do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do all the firms listed on your directory have online case tracking as I understood that this was a condition of being on the Royal Bank of Scotland solicitor panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
My grandmother passed away last year and as sole heir and executor was left the property. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Royal Bank of Scotland , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Royal Bank of Scotland will insist on your using a conveyancer on the Royal Bank of Scotland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Royal Bank of Scotland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Royal Bank of Scotland mortgage is registered as a charge at the Land Registry.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Royal Bank of Scotland conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership 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 join their approved list of conveyancing solicitors.
I have decided to exercise my right to buy my property off the council. I have a mortgage offer with Royal Bank of Scotland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Royal Bank of Scotland you will need to appoint a solicitor on the Royal Bank of Scotland conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension . I have called into my local branch Royal Bank of Scotland on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Royal Bank of Scotland conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
As long as the conveyancer is on the Royal Bank of Scotland panel she or he must comply with the CML Handbook requirements for Royal Bank of Scotland. Unless your lawyer obtains specific confirmation in writing that Royal Bank of Scotland will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Royal Bank of Scotland to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.