Lloyds Conveyancing Panel Information

The information on this page is designed to keep solicitors and licensed conveyancers abreast of latest requirements changes by Lloyds and to assist in remaining on the Lloyds Solicitors Panel.

Lloyds Conveyancing Panel: Recently Asked Questions

Is it conceivable that Lloyds will select an alternative lawyer on the Lloyds conveyancing panel for a further advance during the lifetime of a mortgage?
Section 16.2.1 of Part 1 of the Handbook applicable to a solicitor on the Lloyds conveyancing panel reads ‘Our mortgage secures further advances. Consequently, when a further advance is required for alterations or improvements to the property we will not normally instruct a member of our conveyancing panel but if you are instructed the appropriate provisions of this Handbook will apply’.

Read More

Am I obliged, being on the Lloyds conveyancing panel, to carry out a Lawyer Checker Search, an HS2 search?
Lloyds make no specific obligation to carry out any of the searches listed. The UK Finance Lenders’ Handbook simply states that ‘you must ensure that any other searches which may be appropriate to the particular property, taking into account its locality and other features are carried out’.

Remember that most ‘less usual searches’ (as described in the Law Society’s Conveyancing Handbook) are not optional as far as Lloyds are concerned if they are ‘appropriate’. Most lenders will not require environmental searches (you should Check Part 2 of UK Finance Lenders’ Handbook to be sure), but you are obliged to explain risks and availability to the borrower.

Ground stability, Plansearch,flood searches as well as the searches listed in the question are optional – but only to the extent that you have allowed the borrower client to make an informed choice. Regardless of whether there is a mortgage, If you have not advised the client that these (and other) searches are available and what risks they cover, then you will be liable if the client suffers loss through not conducting one. Does your ROT and Ts and Cs cover this?

A leading search supplier lists over 72 property searches – do you know what all of them are and when they may be relevant? If you are unsure as to which searches are appropriate based on location contact your search provider or call one of the leading search companies such as Searches UK.

Who do building societies allow to be on their Conveyancing Panels?
In the same way that there is a unique Lloyds conveyancing panel most building societies, operate a conveyancing panel for solicitors and other conveyancers that the lender will instruct. Terms and Conditions and criteria for inclusion on a building society conveyancing panel vary from lender-to-lender. Having CQS accreditation may be a requirement. Institutional lenders, such as a building society, is a client and is entitled to instruct the solicitor or conveyancer of its choosing (who, in turn, is free to accept or refuse instructions). Therefore, if lender and borrower cannot agree which solicitor or conveyancer should represent them jointly, they would usually proceed on a separate representation basis. The BSA have not published the equivalent of the UK Finance Lenders’ Handbook Part 3s.
I seldom receive a copy of a lender valuation any more. Do my Lloyds conveyancing panel obligations extend to checking the valuation details where I am acting on a purchase with Lloyds as the lender?
There are various requirements you need to follow if you wish to comply with your lender client’s instructions as set out in the UK Finance Lenders’ Handbook. (a) You must take reasonable steps to verify that there are no discrepancies between the description of the property as valued and the title and other documents which a reasonably competent conveyancer should obtain, and, if there are, you must tell Lloyds immediately. (b) You should take reasonable steps to verify that the assumptions stated by the valuer about the title (for example, its tenure, easements, boundaries and restrictions on its use) in the valuation and as stated in Lloyds’s mortgage offer are correct. If they are not, please let Lloyds know as soon as possible as it will be necessary for Lloyds to check with the valuer whether the valuation needs to be revised. Lloyds conveyancing panel solicitors are not expected to assume the role of valuer. Lloyds are simply trying to ensure that the valuer has valued the property based on correct information. (III) Lloyds recommend that you should advise the borrower that there may be defects in the property which are not revealed by the inspection carried out by their valuer and there may be omissions or inaccuracies in the report which do not matter to them as a lender but which would matter to the borrower. Lloyds recommend that, if we send a copy of a valuation report that Lloyds have obtained, you should also advise the borrower that the borrower should not rely on the report in deciding whether to proceed with the purchase and that he obtains his own more detailed report on the condition and value of the property, based on a fuller inspection such as a homebuyers report or structural survey. If you do not receive a copy of the valuation you can always ask for a copy of one from Lloyds or the borrower. You still need to comply with the UK Finance Lenders’ Handbook Requirement relating to valuation reports even if you don't receive one directly. Failure to comply not only runs the risk of facing a claim by the lender but also being removed from the Lloyds conveyancing panel
In carrying out leasehold due diligence do Lloyds panel solicitors have to examine whether there is an insolvent landlord?
Given that your firm in is on the Lloyds conveyancing panel and you are representing them in relation to a leasehold property, you must report to them if it becomes apparent that the landlord is either absent or insolvent. If Lloyds are to lend, they may require indemnity insurance. In any event,you will need to check Lloyds’s specific requirements. Notwithstanding whether Lloyds will lend in such circumstances you still need to advise the borrower (unless you are acting for Lloyds alone) as to the risks of buying a property with an insolvent or absentee freeholder.
Prime Professional’s PI Insurance renewal form questions if my practice had been removed off any mortgage panels in the last 12 months. I recently became aware that the practice is no longer on the Lloyds conveyancing panel? Is this likely to impact my insurance?
Your insurance brokers are your best port of call to address this question. The chances are that on the basis that you have not been removed for fraud or negligence reasons that there will be little or no impact. The main reason why a firm would be removed off of a lender panel is due to low volume of conveyancing cases although there may be a number of criteria for Lloyds solicitor panel membership. Please remember that it is always important that you complete your insurance forms accurately.
I am on the Lloyds conveyancing panel and all set to complete a purchase within the next few weeks. My papers do not include a Legal Charge for the client to sign. Who do I contact at Lloyds to get a duplicate Deed?
You would be advised to communicate with Lloyds to obtain standard documents. The The Council of Mortgage Lenders Handbook includes an explicit section for banks to cite who to contact to obtain standard documents. Lloyds in their Part 2’s state:
You will need to quote your Lloyds solicitors panel reference.

Find a Lawyer on the Lloyds Solicitors Panel

powered by LenderPanel

Average number of days to register title including a charge in favour of Lloyds
This information relates to purchase only and not remortgages.
YearDays*
2024 [no data]
2023 56.3
2022 [no data]
2021 [no data]
2020 [no data]
2019 54.7
* Data aggregated from sources including COMPLETIONmonitor