TSB Conveyancing Panel Recently Asked Questions from members of the public
I instructed a firm of solicitors to work on my house purchase three weeks ago having applied for a mortgage with TSB. The law firm assured me that they are on TSB conveyancing panel and gave me their panel reference. TSB then told me that their panel number was dormant and would need to be reactivated. What do I do from here? Do I instruct a different law firm listed on the approved panel for TSB?
The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the TSB conveyancing panel You may wish to enlist the help of your broker to check with the TSB as to the time frame to get your lawyer reinstated on the panel once again.
Expecting to complete my purchase next Thursday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as as he informs me that he is duty bound to validate that it is in order for TSB. What does the insurance need to cover?
Any lawyer on the TSB conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in TSB’s Part 2 requirements of the CML Handbook (last updated on TSB). Being on the TSB conveyancing panel your lawyer is expect to follow these instructions.
Your search tool is useful but there are many lawyers listed near Hackney on the TSB conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for TSB ?
We are not in the business of recommending one firm above another as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
My aunt passed away last year and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to TSB , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
I had instructed online solicitors located in London who are on the TSB solicitor panel. They have just invoiced me a separate fee of £175 for dealing with the TSB mortgage. Is this an additional conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by TSB but by your lawyers. Some firms on the TSB will charge an ‘acting for lender’ fee and others do not.
Do most banks operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the TSB conveyancing panel requirements are different to TSB’s conveyancing panel requirements.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have telephoned TSB on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the TSB conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
As long as the conveyancer is on the TSB panel she or he must comply with the CML Handbook requirements for TSB. Unless your lawyer obtains specific confirmation in writing that TSB will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask TSB to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
