Scottish Building Society Conveyancing Panel Information

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

Scottish Building Society Solicitor Panel: Recently Asked Questions

Can you suggest any advice if we wish to challenge being removed from the Scottish Building Society approved solicitor list?
If you are removed from the Scottish Building Society conveyancing panel and you are unaware of or disagree with the reasons for your removal you should: (a) Contact Scottish Building Society directly. (b) If there is an appeals process detailed on your letter you should follow the process.

In appealing a decision by Scottish Building Society, it may be useful to provide the following information:

  • Comprehensive disclosure of your conveyancing history
  • Your COMPLETIONmonitor reports, assuming you use the Lexsure software
  • Your recent claims history
  • comprehensive details of all employees in your practice and their role.
  • Note down if a solicitor has been admitted to the role on completion of the Qualified Lawyers Transfer Test.
  • Forward duplicate practising certificates, the firm's current PII schedule and the firm’s accountant's certificate, setting out the percentage of the firm's gross fee income is generated from residential conveyancing transactions

It is encouraging that some firms have been able to regain membership to panels notwithstanding the policy by the respective lenders to refuse panel membership to firms with certain profiles or characteristics. The success is primarily due to the firms’ ability to persuade the lender to make an exception if there is sufficient evidence to reassure them that the firm has a healthy attitude towards risk mitigation.

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I am hearing that agents are using online checkers to see if a firm is on a lender panel. Why?
The fact of the matter is that estate agents are feeling the pain if their clients start out on the buying process having appointed a solicitor who is not on the panel with the purchaser’s chosen lender. Many conveyancing firms are only discovering when they begin working on a case that they are no longer able to work with that lender. Given the inevitable resultant delays in the transaction the chances of an abortive deal increases dramatically. in the circumstances there is understandable anguish on the part of the estate agent as a result of the lost time should the client have to change lawyers.
An established client of mine is purchasing a property for £825k in Bristol requiring a mortgage advance over GBP 410k. I am on the Scottish Building Society conveyancing panel but do Scottish Building Society have a separate approved panel when the advance is above 400,000?
We only know of a couple of lenders that operate a separate conveyancing panel where the mortgage advance is over a certain threshold. You should nevertheless check directly with Scottish Building Society. At one stage HSBC would only allow Sole practitioners to act for them where the mortgage was below £150,000. We are not sure if HSBC still operate such a condition. In your case it is best to check with Scottish Building Society
Are there conditions,outside the CML Part 2 requirements, that a firm should be aware of when on the Scottish Building Society conveyancing panel?
In order to be on the Scottish Building Society conveyancing panel solicitors have to complete an application form and agree Terms and Conditions. A sample of 5 conditions that we see amongst many lenders Terms (but not necessarily Scottish Building Society) are as follows:
  • To be responsible for the reconstitution of the title deeds (whether the title is registered or unregistered, at your own cost), where any deeds in your possession, or were last known to be in your possession, go missing.
  • To forward the title deeds and documents to another solicitor/conveyancer within 24 hours of an instruction from us requiring you to do so. On forwarding the deeds as instructed you will confirm to us that you have done so. Upon receipt of your confirmation, we will release you from all undertakings relating to your holding the title deeds.
  • You have the consent of all borrowers to apply for the deeds, before making any request for deeds. We will accept your request for deeds on the understanding that you have obtained such consent. If this is not the case then you should advise our Deeds Services Department in writing when you make your request
  • To quote on all communications with us relating to deeds/registration issues, whether by telephone or in writing, the panel number that we provide for each practising address and the mortgage account or application number for the mortgage concerned.
  • That any deeds you borrow from us in connection with the personal mortgage of a partner or director at your firm must be requested by a partner or director other than the partner or director concerned and the transaction must be handled by that other partner or director. If you are a sole practitioner and require the loan of deeds in connection with your own mortgage, you must nominate a different firm on our panel to request the deeds and handle the transaction.
My firm is not on the Scottish Building Society conveyancing panel as well other banks. My clients, who are getting a mortgage with Scottish Building Society would still like to instruct me even though I am not on the Scottish Building Society panel. Is it fine for me to use a firm down the road to act for Scottish Building Society on mortgage aspect of the conveyancing?
You need to be careful here as what you are proposing may not be acceptable to the mortgage company. It is possible that you (as a non-panel firm) or the mortgage applicant are not at liberty 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.
St Giles’ PI Insurance renewal form asks if my firm had been excluded from any bank panels in the last year. I recently became aware that the practice is no longer on the Scottish Building Society conveyancing panel? Will that impact my PII cover?
The best placed professionals to answer this question are your insurance brokers. 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 Scottish Building Society solicitor panel membership. Please remember that it is always important that you complete your insurance forms accurately.
My firm is listed on the Scottish Building Society conveyancing panel and due to complete a remortgage within the next week. My papers do not include a Mortgage Deed for the client to execute. Who do I contact at Scottish Building Society to get a duplicate Deed?
You should communicate with Scottish Building Society to obtain standard documents. The The Council of Mortgage Lenders Handbook includes a specific inquiry for lenders to enumerate who to contact to obtain standard documents. Scottish Building Society in their Part 2’s state:
Please remember to disclose your Scottish Building Society solicitors panel reference.

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