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TSB 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 TSB Conveyancing Panel?
Check your firm’s panel Status
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How can my firm be reinstated onto the TSB Conveyancing Panel?
Check your firm’s panel Status

COMPLETIONmonitor is an online pre- and post-completion checklist for property lawyers. It is supported by PI insurers such as AmTrust. It is a unique risk management tool.

This system assists the way you can demonstrate to lender panels that you are, and can stay fully compliant with their requirements, with automatic updates on TSB’s changes. While using this technology is not a condition for being on the TSB panel, demonstrating you can stay up to date with TSB’s Handbook requirements is a helpful support to your panel application and, just as importantly, protect your firm’s panel standing.

COMPLETIONmonitor generates real-time alerts, automatically produces compliance and CQS reports, and will increase your firm's efficiency. It is also simply to use, cost-effective and, for some firms, leads to reduced PII premiums.

Find a Law Firm approved by TSB

Mortgage companies frequently change their requirements. The UK Finance Lenders’ Handbook requirements from TSB 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, TSB has made 683 revisions or additions to sections of their version of the UK Finance Handbook.
That equates to a section change every 4.0 days. In total, 23% of the sections of P2 of the UK Finance Lenders’ Handbook for TSB have been changed since 15/12/2008.

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TSB Solicitor Panel Sample Enquires to our Call Center from members of the public

For what reasons would a firm of solicitors be removed from the TSB approved conveyancing panel?
According to a recent survey report by the solicitors regulator three quarters of law firms had been removed from a lender panel. The top reasons in order are :
  1. lack of transactions
  2. the lawyer is a sole practitioner
  3. as part of the HSBC panel reduction
  4. regulatory contact by SRA
  5. accidental removal. We are not aware of the specific or common criteria for removal by TSB
can you help? My solicitor is advising me that he is legally obliged to apply for a Local Authority search because the firm are on the TSB solicitor panel. The searches cost a lot of money. Can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with TSB your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of TSB’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated TSB. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
How up to date is your database of lawyers on the TSB conveyancing panel? Do TSB send you an updated list?
The firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
The firm that just started acting on my house acquisition in Hendon has without warning closed. They were on acting for me because I needed a solicitor on the TSB conveyancing panel and my previous 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 straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would 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 solicitors may be able to help
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the TSB conveyancing panel?
A selection of banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I am buying a property where the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is TSB your lawyer must to check the TSB conveyancing instructions contained in the Part of CML Handbook for TSB . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to TSB where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.
I have a mortgage with TSB. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.

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