Find an Approved Solicitor on the Scottish Widows Bank plc
Frequently asked questions relating to the Scottish Widows Conveyancing Panel
I was advised recently by my broker that my property lawyer is not on the Scottish Widows Conveyancing panel. What can I do to be certain that this is indeed the case?
The best course of action for you to take is to contact your lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for Scottish Widows.
My husband and I changing mortgage lender for our maisonette with Scottish Widows. We have a son 19 who lives with us. The solicitor on the Scottish Widows conveyancing panel requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Scottish Widows conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Scottish Widows conveyancing panel solicitor is doing the right thing 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 Scottish Widows .This is solely used to protect the Scottish Widows 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 Scottish Widows 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.
What tools are available to find a local solicitor on the Scottish Widows conveyancing panel? I have a car and am prepared to travel up to 20 kilometers to meet the conveyancer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Scottish Widows solicitor panel.
The lawyers that I appointed last week on my purchase in Newcastle has without warning shut down. I chose them because I needed a lawyer on the Scottish Widows conveyancing panel and my family lawyer was not. I gave my credit card details for them to take £175 for searches. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Scottish Widows conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Scottish Widows conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation 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 firms.
I am about to exchange contracts on a purchase with a mortgage from Scottish Widows. The report from my solicitor mentions that Scottish Widows could withdraw their offer before completion. Is this right?
Lenders such as Scottish Widows can withdraw their mortgage offer although this rarely happens. If Scottish Widows withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are many potential reasons but here are 5 examples:
Amendments if purchase price adjusted and the loan to value limits exceeded by this. Please note that Scottish Widows conveyancing panel solicitors would be obliged to notify Scottish Widows of a change in the price of the property.
Situations where information provided by the borrower that enabled the lender to make a lending decision is fraudulent, incorrect or misleading.
Where to proceed with the Mortgage offer would be unlawful
Following advice from the valuer on their lender panel or If the lender has doubts about the effectiveness of the valuation as a result of subsequent events or information received post valuation but pre completion
Where the Lender’s right to possession is fettered in some way
After much negotiation I have agreed a price on a house. My financial adviser pressured me to appoint their lawyers I paid an upfront payment of 225. Soon after the conveyancers contacted me to say that they were not on the Scottish Widows conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Scottish Widows panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.