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Lloyds TSB Scotland Conveyancing Lender Panel Compliance Tool

Looking for information about your firm's panel status?

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How can my firm apply to be on the Lloyds TSB Scotland Conveyancing Panel?
Check your firm’s panel Status
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How can my firm be reinstated onto the Lloyds TSB Scotland Conveyancing Panel?
Check your firm’s panel Status

Lexsure’s COMPLETIONmonitor is web-based pre- and post-completion checklist for property lawyers. It is supported by professional indemnity insurers. It is a unique risk mitigation tool.

This system assists the way you can demonstrate to lender panels that you are, and can stay fully compliant with their instructions, with automatic updates on Lloyds TSB Scotland’s changes. Even though using the software is not a prerequisite for Lloyds TSB Scotland , demonstrating you can stay up to date with Lloyds TSB Scotland’s Handbook requirements is an excellent support to your panel application and, more importantly, protect your firm’s panel standing.

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

Find a Law Firm approved by Lloyds TSB Scotland

Lenders frequently change 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 341 revisions or additions to sections of their version of the UK Finance Handbook.
That equates to a section change every 8.0 days. In total, 45% 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

My wife and I are FTBs. Within the 48 hours our property lawyer has forwarded the sale agreement to sign with a detailed report with a view to exchanging next week. Lloyds TSB Scotland have this morning contacted us to advise us that they have now hit a problem as our solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.

In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitors should contact Lloyds TSB Scotland and see if they can apply for membership of the Lloyds TSB Scotland conveyancing panel, but if that is not viable Lloyds TSB Scotland will instruct their own solicitors to act. You don't have to instruct a firm on the Lloyds TSB Scotland conveyancing panel and you may continue to use your own solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

My partner and I are refinancing our maisonette with Lloyds TSB Scotland. We have a son approaching twenty who lives with us. The solicitor on the Lloyds TSB Scotland conveyancing panel has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. 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 remortgaged 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 require the services of a Lloyds TSB Scotland panel solicitor in Inverness. Can you assist?
Unfortunately it’s not apparent why you need a Lloyds TSB Scotland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Lloyds TSB Scotland to find out which solicitors in Lloyds TSB Scotland are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
I was scheduled to move into my first house yesterday. My solicitor is on the Lloyds TSB Scotland conveyancing panel but has moved offices 8 weeks ago and had not advised Lloyds TSB Scotland of their new address. Lloyds TSB Scotland has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is as unusual as it is unlucky. Most lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Lloyds TSB Scotland branch or your mortgage broker to see if they can help.
How can we tell if a solicitor on the Lloyds TSB Scotland panel is any good?
Getting 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 suggest that you speak with the solicitor carrying out your transaction
Why might a lender such as Lloyds TSB Scotland withdraw a mortgage offer?
Lenders such as Lloyds TSB Scotland can withdraw their mortgage offer although this is unusual. should Lloyds TSB Scotland withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are many potential reasons but here are a number of examples:
  • If the financial circumstances of the borrower have changed to the detriment and the Lloyds TSB Scotland has been notified
  • A cashback to the buyer, or | part of the price includes a non-cash incentive to the buyer (eg paid stamp duty land tax),or | any indirect incentive (cash or non cash) or rental guarantee, of which the lender was previously unaware
  • Where the lender has to take account a recent change in law
  • Where the lender is on notice of a restriction or a right of pre-emption which is not at market value
  • If the solicitor on the Lloyds TSB Scotland conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with Lloyds TSB Scotland ‘s instructions
I am due to exchange contracts on my apartment. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds TSB Scotland are being a right pain. The solicitor who is on the Lloyds TSB Scotland conveyancing panel is recommending indemnity insurance as a solution but Lloyds TSB Scotland are insisting on 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.