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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
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I am selling my maisonette and the EA has just e-mailed to say that the purchasers are changing their conveyancer. The excuse is that Lloyds TSB Scotland will only engage with solicitors on their approved list. Why would a leading lender only deal with certain law firms?
UK lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
We are approaching an exchange and my parents having sent the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender Lloyds TSB Scotland. Apparently, being on the Lloyds TSB Scotland conveyancing panel and acting on their behalf he must inform Lloyds TSB Scotland if the balance of the mortgage advance is not just from me. I advised the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with Lloyds TSB Scotland to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Lloyds TSB Scotland if you agree, failing which, your lawyer must cease to continue acting.
Whilst your website is a good idea there are many lawyers listed near London on the Lloyds TSB Scotland conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for Lloyds TSB Scotland ?
We are not in the business of recommending one firm above another 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..
We're in Liverpool, First time buyers purchasing with a mortgage (lender is Lloyds TSB Scotland , but our lawyer is on the Lloyds TSB Scotland conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds TSB Scotland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
We were going to get a DIP from Lloyds TSB Scotland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc).Do the Lloyds TSB Scotland recommend a solicitor on the Lloyds TSB Scotland conveyancing panel, or is it better to go independently
You will need to appoint solicitors independently although you'll need to choose one on the Lloyds TSB Scotland conveyancing panel. The solicitor represents both you and the Lloyds TSB Scotland through the process.
I am selling my apartment. I had a double glazing fitted in month 8 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 saying indemnity insurance will be fine 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?
In terms of 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.
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Transfer of Equity for Lloyds TSB ScotlandPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors