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My fiance and I are purchasing a 2 bedroom apartment in Newcastle with a mortgage from Reliance Bank. We like our solicitor but Reliance Bank says he's not on their "panel". We have to appoint one of the Reliance Bank panel firms or keep our solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Reliance Bank use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Reliance Bank conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Reliance Bank
My fiance and I intend to remortgage our penthouse with Reliance Bank. We have a son 19 who lives with us. The solicitor on the Reliance Bank conveyancing panel has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two concerns (1) Is this form unique to the Reliance Bank conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Reliance Bank .This is solely used to protect the Reliance Bank if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Reliance Bank had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I have been looking for competitive conveyancing fees. Can I be sure that all the practices that are listed on your site are on the Reliance Bank conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have advised us that they are on the Reliance Bank panel and agreed to advise us to take down their listing in the event of removal off of the Reliance Bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Reliance Bank conveyancing panel is incorrect.
I am attempting to get my former partner taken off the mortgage deeds. Can Reliance Bank really tell me which solicitor I can or can not instruct?
You can use any solicitor you like but Reliance Bank then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Reliance Bank solicitors panel
We have agreed a price on a house I spoke to a solicitor recommended by my brother and he recommended retaining a law firm approved by Reliance Bank. The estate agent recommended two local firms so I asked Reliance Bank if the 2 suggested solicitors are approved, which they are not. Reliance Bank suggested that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Reliance Bank 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Reliance Bank to suggest a law firm in your location. 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 Reliance Bank 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 Reliance Bank conveyancing panel as it may only take about 2-3 weeks. As long as they meet Reliance Bank’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 Reliance Bank conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Reliance Bank about their conveyancing panel is unlikely to yield much of a response. All solicitors 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 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.
I was told two weeks ago that my mortgage has been agreed
to by Reliance Bank. Is it usual for Reliance Bank to only issue the offer once my
solicitor is approved on their conveyancing panel?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Reliance Bank to deal with your lawyers application to be on the Reliance Bank conveyancing panel. There's no guarantee that your solicitors will be accepted.
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