TSB Solicitor Panel Recently Asked Questions from members of the public
What is the rationale as to why all solicitors are not on the TSB Solicitor panel?
Lenders point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year. The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It led to banks and building societies purging less reputable firms off their books
I am buying a newly built apartment and my solicitor is informing me that she is duty bound to reveal incentives from the seller as her firm is on the TSB conveyancing panel. The Estate Agents are hassling me to exchange contracts and my preference is not to delay deal. Can I insist on an exchange regardless of what my lawyer says about being on the TSB panel?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the TSB approved panel is to comply with the CML Handbook requirements (last updated for this lender on TSB). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I note that you have a search directory listing firms on the TSB conveyancing panel. Do firms pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
The solicitors that I appointed last week on my house acquisition in Newcastle has suddenly closed. I only went with them because I needed a firm on the TSB conveyancing panel and my preferred lawyer was not. I gave my credit card details for them to take £175 for searches. What do I do now?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist
Completion of my purchase has taken place with a loan from TSB. Conveyancing was a necessary evil but I would like to complain about TSB. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the TSB branches or the Customer Care Department at TSB head office. In most cases complaints to TSB are sorted out very quickly. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service who will take matters further.
Planning on purchasing a house with a mortgage with TSB. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB 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 TSB conveyancing panel
TSB 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 TSB or your broker and complete any relevant paperwork. TSB will tell you what documents they want. TSB 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. TSB 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.
