Scottish Widows Conveyancing Panel Sample Enquires to our Call Center from members of the public
My financial adviser has asked me for my solicitor’s panel member for the Scottish Widows conveyancing panel. What is the best way to find this out. I have e-mailed my local Scottish Widows office but they cant find it on their system.
the sensible thing to do is ask for this information from your solicitor. They should have a central record lender panel numbers including the Scottish Widows panel reference.
Our lawyer has uncovered a legal deficiency with the lease for the property we are buying. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the Scottish Widows conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or 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.
Is it necessary during the course of the conveyancing process to visit the offices of the Scottish Widows conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts 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.
I am attempting to get my ex-husband taken off the mortgage deeds. Can Scottish Widows really insist on which solicitor I can or can not retain?
You can use any solicitor you like but Scottish Widows then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Scottish Widows solicitors panel
My wife and I have arranged a further advance on our mortgage from Scottish Widows as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Scottish Widows conveyancing panel to deal with the legals?
Scottish Widows do not ordinarily instruct firms on their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Scottish Widows list
I am about to exchange contracts on a purchase with a mortgage from Scottish Widows. The report from my solicitor mentions that Scottish Widows could withdraw their offer before completion. Is this right?
Lenders such as Scottish Widows can revoke their mortgage offer although this rarely happens. should Scottish Widows 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 5 examples:
- Where information comes to Scottish Widows ‘s attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend
- Many mortgage offers have an expiry date. Your lawyer should check this. Scottish Widows may amend or withdraw an offer before the end of its validation period if an offer extension is requested and following a re-evaluation of the property the value of the security is below a level which is acceptable to them.
- If the borrower informs Scottish Widows of a change in the loan amount agreed
- Where the lender is on notice of a restriction or a right of pre-emption which is not at market value
- If the lender reasonably believe that the applicant, borrower, mortgagor or guarantor is insolvent or is about to become insolvent or has or will have a petition presented or if any one or all enter into any arrangement with their creditors generally or if any one or all should suffer a material change in their financial circumstances
I have today made my last payment due on mortgage with Scottish Widows. I assume I don't need a solicitor on the Scottish Widows panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Scottish Widows mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Scottish Widows mortgage from the register. Scottish Widows,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Scottish Widows has sent the Land Registry the discharge electronically, and
the Scottish Widows has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Scottish Widows mortgage has been paid off.
