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Conveyancing Panel
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I am progressing with the sale of my house and the EA has just telephoned to advise that the purchasers are swapping conveyancer. I am told that this is due to the fact that Scottish Widows will only deal with property lawyers on their approved list. On what basis would a leading lender only work with certain lawyers?
UK lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Our grandson is purchasing a house that has just been built with a mortgage from Scottish Widows. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Scottish Widows conveyancing panel as a standard part of the process, and to the surveyor when requested.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Scottish Widows conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the Scottish Widows conveyancing panel. My lawyer has said that they are on the Scottish Widows approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Scottish Widows conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Scottish Widows solicitor panel.
My solicitors in Birmingham have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with Scottish Widows. Is it case that being on the Scottish Widows conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Scottish Widows Conveyancing Panel Terms. It might be worth you contacting Scottish Widows directly.
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 paperwork?
Scottish Widows would not normally appoint a member of their approved list of lawyers 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 panel
Last month we had a mortgage agreed in principle with Scottish Widows. Solicitors have been instructed? What is the average time that one could expect to receive a mortgage offer from Scottish Widows?
There is no definitive answer here. Have Scottish Widows completed the valuation? Have you advised Scottish Widows as your lawyers details and checked that your lawyer is on the Scottish Widows conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
I am currently in the process of buying my council flat. I have a mortgage offer with Scottish Widows. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Scottish Widows you will need to appoint a solicitor on the Scottish Widows conveyancing panel.