Investec Conveyancing Panel Information

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

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Investec Solicitor Panel: Recently Asked Questions

What obligations do I have, being on the Investec conveyancing panel, to carry out a LMO4 search?

Investec 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 Investec 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. Is this covered within your Terms of Engagement or Report on Title?

One search provider lists over 70 conveyancing 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 Searchflow.

Does my firm run the risk of being suspended off the Investec solicitor panel if I have not sent the title deed on a purchase within a certain time frame from draw-down of funds?

One might ordinarily expect Investec via their Part Two conditions to address this but the Handbook makes no mention on deadlines to send deeds. Do look at the Terms of Investec’s Conveyancing Panel Appointment that you previously signed. For a number of banks these Terms contain 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 imperative to keep Investec informed. Law firms can often compound their problems by not communicating with the lender when there is a delay or problem.

My firm is not on the Investec conveyancing panel as well other banks. My clients, who have applied for a mortgage with Investec wish use my firms conveyancing services even though I am not on the Investec panel. Am I doing anything wrong is suggesting to my client that they use a firm down the road to act for Investec on mortgage aspect of the conveyancing?

Please tread carefully here as what you are intending may not be acceptable to the mortgage company. It is possible that you (as a non-panel firm) or the mortgage applicant are not entitled instruct a panel firm of your choice. Many lenders make it clear to their panel firms that where a non-panel member firm is instructed by one of their mortgage applicants, the lender will appoint a panel firm to carry out its instructions and to liaise with the borrower's conveyancer. You also need to make the costs implications and potential for delay very clear to your client.

The firm that I work for is on the Investec conveyancing panel. I am dealing with Investec mortgage on a purchase. My borrower client is asking not to disclose an issue to Investec. What do I do in this conflict situation?

When a solicitor is acting for both Investec and borrower there is potential for conflicts to arise. You owe duties to both clients. All information received by you from your client is confidential and cannot be disclosed without the client’s consent. In the situation you find yourself in if the purchaser will not consent to the information being passed on to the lender the solicitor must cease to act for the Investec and it may well be prudent you to cease to act for the purchaser as well. You can not tell the Investec the reason for termination of the retainer over and above the fact that a conflict has arisen. The fact that you can no longer act should alert even the most somnambulistic of lenders that something is wrong with the borrower and/or purchase. The fact that you have disinstructed yourself should not affect your Investec conveyancing panel status.

My post-completion clerk has left my firm unexpectedly. I urgently need to prioritise making sure that charges are registered. That said, how quickly do I need to send deeds to Investec once the charge is registered before my firm runs the risk of being suspended off the conveyancing panel for Investec?

Investec will likely expect the deeds to be sent to them within 10 days of you receiving the TID (unless their specific P2 requirements specifically state that they you are not to send them anything). Most COTs refer to complying with the Certificate of Title referred to in IB (3.7) of the SRA Code of Conduct 2011, published by the Law Society which states that you ‘will despatch to you such deeds and documents relating to the Property as you require with a list of them in the form prescribed by you within ten working days of receipt by us of the title information document from the Land Registry’ As to whether the lender will suspend your panel status this very much varies according to the lender’s own internal policies The more cases you have the more risk you face. Some lenders may take action if there records show that the deeds are outstanding for more than 3 matters. The fact is that if you keep within the time frame then you will have more chance of remaining on the Investec conveyancing panel.

If my application is successful will Conveyancing Quality Scheme acceptance guarantee my firm’s acceptance on to lenders conveyancing panels?

The Law Society’s CQS membership is no guarantee to lender panel acceptance. Nevertheless the CML have indicated that it is likely to become a prerequisite for firms wishing to join their approved list of firms. Some mortgage companies now use the scheme as the starting point for Panel membership such as HSBC.

My firm is listed on the Investec conveyancing panel and due to complete a remortgage shortly. I can not locate a Mortgage Deed for the client to execute. Who do I contact at Investec to request substitute deeds?

You would be advised to get in touch with Investec to obtain standard documents. The The Council of Mortgage Lenders Handbook incorporates an express section for banks to enumerate who to contact to obtain standard documents. Investec in their Part 2’s state:

Don’t forget to quote your Investec conveyancing panel reference.

Find a Lawyer on the Investec Solicitor Panel

Average number of days to register title including a charge in favour of Investec

This information relates to purchase only and not remortgages.

Year	Days*
2024	[no data]
2023	[no data]
2022	[no data]
2021	[no data]
2020	[no data]
2019	[no data]

* Data aggregated from sources including COMPLETIONmonitor

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