Common questions asked concerning the Lloyds TSB Scotland Conveyancing Panel from members of the public
My Solicitor is not listed on the Lloyds TSB Scotland Conveyancing Panel. Can I still continue with my family solicitor notwithstanding that they are not on the Lloyds TSB Scotland panel?
The most common options here are as follows:
- Carry on with your existing lawyers but Lloyds TSB Scotland will need to instruct a lawyer on the Lloyds TSB Scotland conveyancing panel. This will result in additional cost and potential delay.
- Get a new solicitor to act in the purchase, obviously checking they are on the Lloyds TSB Scotland conveyancing panel.
- Urge your lawyer to apply to join the Lloyds TSB Scotland lender panel
Please assist. For no fault of my lawyer but, my purchase conveyancing has been going on for months. The Local Authority Search from Lloyds TSB Scotland was date stamped random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My solicitor has advised that as she is on the Lloyds TSB Scotland conveyancing panel she needs to reorder the searches as they are now out of date.
One of the many conditions to being on the Lloyds TSB Scotland approved panel is to comply with the CML Handbook requirements (last updated for this lender on Lloyds TSB Scotland)which specifies that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Lloyds TSB Scotland.
I am purchasing a flat and require a conveyancing solicitor in London who is on the Lloyds TSB Scotland conveyancing. Could you point me in the right direction as regards a solicitor?
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.
Can you clarify what the consequences are if my solicitor is removed from the Lloyds TSB Scotland Solicitor panel prior to the moving date as agreed at exchange of contracts?
First, this is very unlikely to happen. 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 for a fee.
We have had an offer accepted on a flat I spoke to a conveyancer previously used by my dad and he advised retaining a law firm approved by Lloyds TSB Scotland. The estate agent recommended two local firms so I asked Lloyds TSB Scotland if the 2 suggested solicitors are approved, which they are not. Lloyds TSB Scotland suggested that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Lloyds TSB Scotland 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Lloyds TSB Scotland to suggest a law firm in your location. Lenders have them all over the country. You can also use our search tool at the top of this page to search for a lawyer on the Lloyds TSB Scotland conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Lloyds TSB Scotland conveyancing panel as it may only take about 2-3 weeks. As long as they meet Lloyds TSB Scotland’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
I am due to exchange contracts on my flat. I had a double glazing fitted in month 8 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds TSB Scotland are being a right pain. The solicitor who is on the Lloyds TSB Scotland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds TSB Scotland are requiring a building regulation certificate. Why do Lloyds TSB Scotland have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Lloyds TSB Scotland have referred the matter to their valuer. The reason why Lloyds TSB Scotland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
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 Lender 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
