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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

Q and A’s regarding the TSB Conveyancing Panel

The solicitor my fiance and I had intended to instruct on a purchase said he would charge more if my lender is due to their unusual legal requirements. Am I likely to be frustrated using TSB? Is TSB conveyancing so much more difficult?
TSB conveyancing requirements for their panel are no better or no more complicated than most lenders. It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender. It is not clear if your lawyer is on the TSB conveyancing panel. If they are not, this does add further risk of delay as TSB will appoint their own solicitors to look after their interest.
My god-son is about to exchange on a new build apartment with a home loan from TSB. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when requested.

The Developer will be required to start the process by downloading the form and completing it.

The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Do all the licensed conveyancers and solicitor practices listed on your directory have online case tracking as I understood that this was a condition of being on the TSB conveyancing panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
What happens if my lawyer’s firm is removed from the TSB Solicitor panel before the completion date?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the TSB conveyancing panel?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is 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 conveyancing solicitors.
I had instructed online conveyancers located in Manchester who are on the TSB solicitor panel. They are now charging me a separate fee of £195 for dealing with the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by TSB but by your lawyers. Some firms on the TSB will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I have today made my last payment due on mortgage with TSB. I assume I don't need a solicitor on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the TSB has sent the Land Registry the discharge electronically, and the TSB has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your TSB mortgage has been paid off.