Q and A’s regarding the Lloyds TSB Scotland Conveyancing Panel from members of the public
Am I correct in assuming that the fact that my conveyancer is not isted on the Lloyds TSB Scotland Solicitor panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Lloyds TSB Scotland.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Lloyds TSB Scotland will not agree to this. Why was Lloyds TSB Scotland even consulted?
Your lawyer being on the Lloyds TSB Scotland conveyancing panel is duty bound to inform Lloyds TSB Scotland of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Lloyds TSB Scotland then they would have to discontinue acting for you and Lloyds TSB Scotland.
I have been Googling for competitive conveyancing fees. Can I be confident that all the practices that are identified on your directory are on the Lloyds TSB Scotland conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the Lloyds TSB Scotland panel and agreed to advise us to take down their listing in the event of removal off of the Lloyds TSB Scotland panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Lloyds TSB Scotland conveyancing panel is incorrect.
I am buying a new build flat and getting a mortgage with Lloyds TSB Scotland. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Lloyds TSB Scotland conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Lloyds TSB Scotland conveyancing panel in your location.
Is it the case that all conveyancing lawyers on the Lloyds TSB Scotland conveyancing panel work on a no sale no fee basis?
In the main there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
Can I be sure that the solicitor on the Lloyds TSB Scotland panel is any good?
seeking recommendations is a good start. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing
My ex -wife’s name is on the Lloyds TSB Scotland mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Lloyds TSB Scotland mortgage in order to sell?
In terms of the Lloyds TSB Scotland mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Lloyds TSB Scotland in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
