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 Conveyancing Panel.

Lloyds Conveyancing Panel: Recently Asked Questions

Are the CML planning on creating a searchable register search tool with a view to list solicitors on the Lloyds conveyancing panel?
Lexsure has not been advised of any intention on the part of the CML to develop such a tool.

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What obligations do I have, 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’.

Please note 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 provider lists over 70 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 call your search provider or call one of the leading search companies such as Searchflow.

A recent SRA survey reveals that 76% of solicitors have been removed from a lender conveyancing panel. Lloyds and other lenders have restricted their panel over the years. Why?
In operating open conveyancing panels, lenders such as Lloyds face a number of fraud and negligence risks. While there is no authoritative source of data on lender exposure to solicitor–led mortgage fraud, anecdotal evidence from lenders indicates exposure on individual cases are often in the millions of pounds. The National Fraud Authority estimates that £1bn per year is lost in mortgage -related frauds in total, which is seen as a conservative estimate.

These risks are exacerbated by the lack of a comprehensive set of data on all conveyancing firms (which, for the avoidance of doubt, would include solicitors and conveyancers across the UK) which is in a readily accessible format. Currently, lenders vet the suitability of their panel firms against a variety of disparate, incomplete and potentially inaccurate sets of information. One top 5 lender pointed out to us that it is almost impossible to track individual fraudsters who move from firm to firm, especially where they are no longer registered or no longer hold a valid practicing certificate.

Lloyds and other lenders are in varying stages of reviewing their approach to vetting firms on their conveyancing panels, to ensure their ongoing exposure to unsuitable firms is reduced. There is also regulatory impetus on lenders to ensure that they have satisfactory oversight of their third party panels, including a due-diligence process.

Do I risk of being suspended off the Lloyds conveyancing panel if I have not sent the TID on a purchase within a certain period of completion?
One might ordinarily expect Lloyds via their Part 2 obligations to address this but the Handbook is silent on time frames. Do look at the Terms of Lloyds’s Conveyancing Panel Appointment that you previously signed. For many lender's these Terms include a provision along the following lines: ‘To keep us informed of the reasons for any delay in your being able to send the title deeds and documents we require to us within 3 months of completion or evidence of proof of registration within that period. (We will send reminders if the deeds have not been received but will not acknowledge receipt of deeds’ It is important to keep Lloyds updated. Law firms can often compound their problems by not communicating with the lender when there is a delay or problem.
I am a partner in a CQS firm on the Lloyds conveyancing panel. Do you have ideas as to how we can market our practice as specialists in conveyancing in Hendon who can act for the borrower and Lloyds?
9 borrowers search for a conveyancer on the Lloyds panel every 4 weeks in Hendon. Feel free to contact the Lexsure team who will tell how your firm can be listed by those searching for conveyancing in Hendon.
Lockton’s PI Insurance renewal form questions if my practice had been excluded from any lender panels in the last year. I recently became aware that the practice is no longer on the Lloyds solicitor panel? Will that impact my PII cover?
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.
Our practice is on the Lloyds conveyancing panel and due to complete a remortgage within the next week. I can not locate a Legal Charge for the client to execute. Who do I contact at Lloyds to obtain duplicate documents?
You need to communicate with Lloyds to obtain standard documents. The The Council of Mortgage Lenders Handbook contains an express question for banks to reveal who to contact to obtain standard documents. Lloyds in their Part 2’s state:
Please remember to quote the firm’s Lloyds conveyancing panel number.

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Average number of days to register title including a charge in favour of Lloyds
This information relates to purchase only and not remortgages.
YearDays*
2025 [no data]
2024 [no data]
2023 [no data]
2022 [no data]
2021 [no data]
2020 [no data]
* Data aggregated from sources including COMPLETIONmonitor