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Ready to buy a new home? Failing to check that a lawyer is on the Lloyds TSB Sct list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Lloyds TSB Scotland plc Conveyancing Panel? How can my firm be reinstated onto the Lloyds TSB Scotland plc Conveyancing Panel?Find an Approved Solicitor on the Lloyds TSB Scotland plc Conveyancing Panel
Lloyds TSB Scotland Conveyancing Panel Recently Asked Questions
Is there a reason why all property lawyers aren't included on the Lloyds TSB Scotland Conveyancing panel?
Pre- 2008 most lenders had an appetite for risk which was higher than today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors that you are dealing with. Consequently, lenders have regularly sought more information from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many firms that have been excluded from lender panels have 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders required.
Our lawyer has uncovered a defect with the lease for the flat we are purchasing. The other side have offered title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer has advised that as he is on the Lloyds TSB Scotland conveyancing panel he must check that the lender is happy with this solution. Are we the client or is Lloyds TSB Scotland?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Lloyds TSB Scotland are the client. A precondition to being on the Lloyds TSB Scotland approved panel is to comply with the CML Handbook requirements (last updated for this lender on Lloyds TSB Scotland). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Lloyds TSB Scotland can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Your search tool is useful but there are many lawyers listed near Coventry on the Lloyds TSB Scotland conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the Lloyds TSB Scotland approved panel?
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. 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..
I am trying to get my ex-wife removed the mortgage deeds. Can Lloyds TSB Scotland really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but Lloyds TSB Scotland 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 Lloyds TSB Scotland solicitors panel
I am due to exchange contracts on my flat. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds TSB Scotland are being a right pain. The solicitor who is on the Lloyds TSB Scotland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds TSB Scotland are requiring a building regulation certificate. Why do Lloyds TSB Scotland have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Lloyds TSB Scotland have referred the matter to their valuer. The reason why Lloyds TSB Scotland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
My ex -wife’s name is on the Lloyds TSB Scotland mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Lloyds TSB Scotland mortgage in order to sell?
As regards the Lloyds TSB Scotland mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Lloyds TSB Scotland in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
Lloyds TSB Scotland have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Lloyds TSB Scotland or your broker and complete any relevant paperwork. Lloyds TSB Scotland will tell you what documents they want. Lloyds TSB Scotland will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Lloyds TSB Scotland will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.
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