Lloyds TSB Scotland Conveyancing Lender Panel Compliance Tool

Looking for information about your firm's panel status?

COMPLETIONmonitor is web-based pre- and post-completion checklist for residential conveyancing lawyers. Supported by the CML and professional indemnity insures. COMPLETIONmonitor is a unique risk mitigation tool.

This software optimises the way you can demonstrate to lender panels that you are, and can stay fully compliant with their requirements, with notifications given on Lloyds TSB Scotland’s changes. Notwithstanding that using COMPLETIONmonitor is not a condition for acceptance on the Lloyds TSB Scotland panel, demonstrating you can remain up to date with Lloyds TSB Scotland’s Handbook requirements is an excellent support to your panel application and, more importantly, safeguard your panel standing.

COMPLETIONmonitor creates real-time alerts, automatically produces regulatory and CQS reports, and will improve your firm's efficiency. It is also simply to use, cost-effective and, for some firms, results in reduced PII premiums.

Find a Law Firm approved by Lloyds TSB Scotland

Banks and building societies often vary their requirements. The UK Finance Lenders’ Handbook requirements from Lloyds TSB Scotland are not guidelines, they are instructions from a client. As with many clients, instructions can change - and they do change, frequently:

A Timeline of Policy Changes


Since 2008, Lloyds TSB Scotland has made 311 revisions or additions to sections of their version of the CML Handbook.
That equates to a section change every 8.8 days. In total, 43% of the sections of P2 of the UK Finance Lenders’ Handbook for Lloyds TSB Scotland have been changed since 15/12/2008.

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Common questions asked concerning the Lloyds TSB Scotland Solicitor Panel from members of the public

I am progressing with the sale of my maisonette and the estate agent has just telephoned to warn that the purchasers are swapping conveyancer. The reason given is that Lloyds TSB Scotland will only engage with property lawyers on their conveyancing panel. On what basis would a leading lender only deal with specific solicitors?
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 Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

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.

My fiance and I changing mortgage lender for our apartment with Lloyds TSB Scotland. We have a son 18 who lives with us. The solicitor on the Lloyds TSB Scotland conveyancing panel has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Lloyds TSB Scotland conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Lloyds TSB Scotland 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 Lloyds TSB Scotland .This is solely used to protect the Lloyds TSB Scotland 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 Lloyds TSB Scotland 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.

I am buying a flat and need a conveyancing solicitor in Newcastle who is on the Lloyds TSB Scotland conveyancing. Can you recommend a local firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds TSB Scotland . We don’t recommend any particular firm.
I am considering applying for a Lloyds TSB Scotland mortgage for purchase of a new build (under development) with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds TSB Scotland?
There is nothing to stop you using your solicitor but Lloyds TSB Scotland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Lloyds TSB Scotland conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I have paid off my mortgage with Lloyds TSB Scotland. I assume I don't need a solicitor on the Lloyds TSB Scotland panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Lloyds TSB Scotland 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 Lloyds TSB Scotland mortgage from the register. Lloyds TSB Scotland,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 Lloyds TSB Scotland has sent the Land Registry the discharge electronically, and the Lloyds TSB Scotland has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Lloyds TSB Scotland mortgage has been paid off.
It is not clear whether my mortgage offer requires a lease extension . I have called Lloyds TSB Scotland on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Lloyds TSB Scotland conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
Your lawyer has to follow the CML Handbook Part 2 requirements for Lloyds TSB Scotland. Unless your lawyer obtains specific confirmation in writing that Lloyds TSB Scotland will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Lloyds TSB Scotland to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.