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approved by BankOfScotlandPrivate
Ready to buy a new home? Failing to check that a lawyer is on the BankOfScotlandPrivate list of approved solicitors can put your transaction at risk of delay or failure.
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Bank of Scotland Private Conveyancing Panel : Questions and Answers
I need to swap lawyers as my lawyer is not on the Bank of Scotland Private panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Expecting to move into my new home next Friday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as he says that he has to check this in has capacity as lawyer for Bank of Scotland Private. What does the insurance need to cover?
Any lawyer on the Bank of Scotland Private conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Bank of Scotland Private’s Part 2 requirements of the CML Handbook (last updated on Bank of Scotland Private). Being on the Bank of Scotland Private conveyancing panel your lawyer is expect to follow these instructions.
Your search tool is useful but there are many lawyers listed near Hackney on the Bank of Scotland Private conveyancing panel. Can you recommend a specific firm on the conveyancing panel for Bank of Scotland Private ?
We do not recommend specific firms 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. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
I am considering applying for a Bank of Scotland Private mortgage for purchase of a newly converted (under development) with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Scotland Private?
There is nothing to stop you using your solicitor but Bank of Scotland Private will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
For 5 years I had a mortgage with Bank of Scotland Private. My father retired last week and wants to pay off my mortgage. After Bank of Scotland Private is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the Bank of Scotland Private conveyancing panel? I do not intend to live at the property once the Bank of Scotland Private mortgage is discharged.
You
will need a solicitor but they need not be on the Bank of Scotland Private conveyancing panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
I have a mortgage with Bank of Scotland Private. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Scotland Private?
Your original mortgage agreement with Bank of Scotland Private will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Scotland Private’s mortgage conditions. It may be that Bank of Scotland Private will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Scotland Private directly. It should not be necessary to do this via a Bank of Scotland Private conveyancing panel solicitor.
I have not been happy with the level or service received from my lawyer. Is there a Bank of Scotland Private conveyancing panel complaints department or do I complain directly to the law firm?
There is little point in complaining directly to Bank of Scotland Private. Every solicitor firm and conveyancer must have a complaints procedure. Usually one can find this 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 addressed 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.