Lloyds TSB Scotland Conveyancing Panel Recently Asked Questions from members of the public
I have been advised by my broker that I have to pay Lloyds TSB Scotland fees should I instruct my family lawyer. How efficient are the Lloyds TSB Scotland conveyancing panel solicitors? I dont care which law firm I use provided that they are good and not exorbitantly priced. Are there any Lloyds TSB Scotland conveyancers you'd recommend?
Lloyds TSB Scotland’s conveyancing panel is substantial so it would be advisable to check with the firms you are getting quotes from whether they are on it. You can search by postcode on the search tool on this site to find solicitors that Lloyds TSB Scotland will allow to act for them.
I am due to complete my purchase next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in has capacity as lawyer for Lloyds TSB Scotland. What does the insurance need to cover?
Any lawyer on the Lloyds TSB Scotland conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Lloyds TSB Scotland’s Part 2 requirements of the CML Handbook (last updated on Lloyds TSB Scotland). Being on the Lloyds TSB Scotland conveyancing panel your lawyer is expect to follow these requirements.
Do banks and building societies provide you with an approved list of solicitors? How do you know who is on the Lloyds TSB Scotland conveyancing panel?
The law firm practices themselves provide us confirmation that they are on the Lloyds TSB Scotland conveyancing panel as opposed to being supplied with a list from Lloyds TSB Scotland directly.
Please explain the implications if my lawyer’s firm is removed from the Lloyds TSB Scotland Solicitor panel in advance of the moving date as agreed at exchange of contracts?
The first thing to point out is that, 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.
Two weeks ago we had a mortgage agreed in principle with Lloyds TSB Scotland. Solicitors have been chosen? What is the average time that one could expect to receive a mortgage offer from Lloyds TSB Scotland?
There is no definitive answer here. Have Lloyds TSB Scotland done the valuation? Have you advised Lloyds TSB Scotland as your lawyers details and checked that your lawyer is on the Lloyds TSB Scotland conveyancing panel? sometimes it can take as long as six weeks for a mortgage offer to be issued
The for formalities of my remortgage has taken place with a loan from Lloyds TSB Scotland. Conveyancing was satisfactory but I would like to complain about Lloyds TSB Scotland. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the Lloyds TSB Scotland branches or the Customer Services Team at Lloyds TSB Scotland head office. In most cases complaints to Lloyds TSB Scotland are sorted out effectively and efficiently. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service with full details of your complaint.
Planning on purchasing a house with a mortgage with Lloyds TSB Scotland. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds TSB Scotland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Lloyds TSB Scotland conveyancing panel
