Scottish Widows Solicitor Panel Example Support Desk Enquires from members of the public
I need to swap lawyers as my lawyer is not on the Scottish Widows panel of conveyancing solicitors. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Our solicitor has identified a problem with the lease for the apartment we are purchasing. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the Scottish Widows conveyancing panel he must check that the lender is happy with this solution. Are we the client or is Scottish Widows?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Scottish Widows are the client. A precondition to being on the Scottish Widows approved panel is to comply with the CML Handbook requirements (last updated for this lender on Scottish Widows). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Scottish Widows can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Do I need to attend the offices of the Scottish Widows conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in London
so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for Scottish Widows undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
Can you clarify what the consequences are if my solicitor is removed from the Scottish Widows Solicitor panel in advance of completion?
The first thing to point out is that, 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.
My brother and I have had an offer accepted on a flat I spoke to a lawyer previously used by my brother and he advised using a property lawyers approved by Scottish Widows. The estate agent recommended two local firms so I asked Scottish Widows if the 2 suggested solicitors are approved, which they are not. Scottish Widows suggested that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Scottish Widows 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Scottish Widows 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 Scottish Widows 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 Scottish Widows conveyancing panel as it may only take about 2-3 weeks. As long as they meet Scottish Widows’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 have a mortgage with Scottish Widows. My father has just retired and wants to pay off my mortgage. After Scottish Widows is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the Scottish Widows conveyancing panel? I do not intend to live at the property once the Scottish Widows mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the Scottish Widows panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
Scottish Widows have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Scottish Widows or your broker and complete any relevant paperwork. Scottish Widows will tell you what documents they want. Scottish Widows will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Scottish Widows will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.
