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Scottish Widows Solicitor Panel: Recently Asked Questions
Scottish Widows wants me to conduct due diligence for them alone on a residential conveyancing matter , using the CML Lender’s Handbook. The borrower has his own solicitor (not on the
Scottish Widows conveyancing panel) How does this work and are there different instructions from Scottish Widows in this situation?
The CML, along with
Scottish Widows and other lenders created a standard set of instructions where a solicitor is representing a lender such as Scottish Widows alone in a residential conveyancing transaction.
These requirements are contained at Part 3 of the UK Finance Lenders’ Handbook and are to be followed in conjunction with Part I and II.
The CML have published an example requirements letter to the borrower’s conveyancing solicitor for adaptation by the lender's conveyancer, and sets out to the borrower's conveyancer, the documentary and information requirements of the lender's panel conveyancer.
Is it the case that the Law Society has advised that firms check their status on the
Scottish Widows conveyancing panel?
The Scottish Law Society has advised that solicitors should check their panel status with lenders prior to accepting client instructions to act. The advice is lender-agnostic as it does not relate specifically to solicitors on the
Scottish Widows conveyancing panel. The recommendation arises from the practice of a number of mortgage lenders who remove solicitors from their panels without prior notice as part of their panel management system, which can lead to some solicitors discovering this only once instructed. This is sensible advice as a client finding out midway through a transaction that their lawyer is not on the approved lender panel is very frustrating and can lead to complaints. Many online consumer forums contain posts where someone is complaining about finding that their lawyer is not on a lender conveyancing panel. Such forums include mumsnet.com
Why are Estate Agents using search tools to check if lawyers are on a lenders conveyancing panel?
The fact of the matter is that estate agents are feeling the pain if their clients start out on the conveyancing 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 solicitors .
What is the CLC doing to ensure that licensed conveyancers remain on lender conveyancing panels?
As is the case with the Law Society the CLC has begun dialogue with banks and their representative bodies to see whether and how the risks that lenders wish to mitigate could be addressed through the regulatory framework rather than via ad hoc arrangements that can differ from lender to lender. We expect that that the CLC have been in touch with lenders such as
Scottish Widows in recent years.
My conveyancing assistant has resigned unexpectedly.
I urgently need to prioritise making sure that charges are registered. That said, how quickly do I need to send deeds to
Scottish Widows once the charge is registered before my firm runs the risk of being suspended off the conveyancing panel for Scottish Widows?
Scottish Widows 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
Scottish Widows conveyancing panel.
My firm has just been advised that it’s Scottish Widows panel membership suspended but we have not yet been given a reason as to why.
I am completing a CQS renewal form what details should I put forward?
In this situation please explain on the application what steps you have taken to find out the reasons behind cancellation of your
Scottish Widows panel membership.
In particular please provide details if you have received communications from the lender. E.G. before cessation of your panel membership did you receive any letters or calls from the lender advising you as to their reasons?
My firm is listed on the
Scottish Widows
conveyancing panel and all set to complete a remortgage within the next few weeks. My papers do not include a Legal Charge for the client to execute.
Who do I contact at Scottish Widows to request substitute deeds?
You need to get in touch with Scottish Widows
to obtain standard documents. The The Council of Mortgage Lenders Handbook contains an express question for lenders to set out who to contact to obtain standard documents.
Scottish Widows in their Part 2’s state:
You will need to quote your Scottish Widows solicitors panel number.
Find a Lawyer on the Scottish Widows Conveyancing Panel
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Average number of days to register title including a charge in favour of Scottish Widows
This information relates to purchase only and not remortgages.
| Year | Days* |
|---|---|
| 2025 | [no data] |
| 2024 | [no data] |
| 2023 | [no data] |
| 2022 | [no data] |
| 2021 | [no data] |
| 2020 | [no data] |
* Data aggregated from sources including COMPLETIONmonitor
Other related topics:
- CQS policy templates and procedures for accredited Scottish Widows Firms
- Draft Report on Title precedent for Scottish Widows borrowers
- Draft Anti Money Laundering PolicyTemplate for Scottish Widows panel firms to consider
- Dealing with Lender Policy Template panel for CQS accredited firms on the Scottish Widows lender panel
- Buy-to-Let help for Scottish Widows
- Consent-to-Let help for Scottish Widows
- Contractor Mortgages with Scottish Widows
