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approved by TSB

Ready to buy a new home? Failing to check that a lawyer is on the TSB list of approved solicitors can put your transaction at risk of delay or failure.

Find an Approved Solicitor on the TSB plc Conveyancing Panel

FAQs for the TSB Solicitor Panel

I am progressing with the sale of my flat and the estate agent has just e-mailed to warn that the buyers are appointing a new property lawyer. The reason given is that TSB will only engage with property lawyers on their approved list. Why would a big named lender only work with certain lawyers?
Mortgage companies 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 25 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 being contacted daily by practices 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 nearing 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 TSB. I am advised that, being on the TSB conveyancing panel and acting on their behalf he must inform TSB if the balance of the mortgage advance is not just from me. I disclosed to the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for him to raise this?
Your lawyer is obliged to check with TSB 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 TSB if you agree, failing which, your lawyer must cease to continue acting.
Do all the licensed conveyancers and solicitor practices listed on your search have online case tracking as I understood that this was a condition of being on the TSB conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
I am attempting to get my former partner removed the mortgage deeds. Can TSB really insist on which solicitor I can or can not retain?
You can use any solicitor you like but TSB 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 TSB solicitors panel
Do most banks operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the TSB conveyancing panel requirements are different to TSB’s conveyancing panel requirements.
I am buying a property where the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned
As your lender is TSB your lawyer must to check the TSB conveyancing instructions contained in the Part of CML Handbook for TSB . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to TSB where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
I recently had an offer accepted on an apartment. My mortgage broker recommended their conveyancers I paid an upfront payment of 175. Soon after the conveyancers contacted me sheepishly admitting that they were not on the TSB 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 TSB 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.