TSB Approved Solicitor and Conveyancing Panel
Buying or remortgaging with TSB? Check that the conveyancer you plan to instruct can act for the bank as well as for you.
Check the firm before you instruct
Search for conveyancers working with TSB mortgage instructions. Free to search, with no registration required.
Search the TSB panel →Where the same conveyancer is to act for you and TSB, the firm must be acceptable to TSB and authorised to act on its behalf. The conveyancer then owes duties to both clients and must comply with TSB’s mortgage instructions as well as carrying out the work for you.
Panel status can change. A directory search is a useful starting point, but you should also ask the firm to confirm its current position directly.
How to check whether your solicitor can act for TSB
1. Search the TSB panel directory
Use the TSB conveyancing panel search on LenderMonitor to find firms working with TSB mortgage instructions in England and Wales.
The directory is independently operated and contains a curated selection rather than TSB’s complete panel. A firm’s absence from the results does not necessarily mean it cannot act for TSB.
2. Check the office handling your transaction
Do not rely only on the firm’s trading name. Give the firm the address or postcode of the office that will hold your file and ask it to confirm that this office can act for TSB on your transaction.
This matters particularly where a practice has several branches, has recently merged or trades under more than one name.
3. Ask for confirmation in writing
Request a dated email confirming that the office handling the matter is currently authorised to act for TSB and that the confirmation applies to the type of work involved—purchase, remortgage, buy-to-let or another transaction.
A panel directory and the firm’s confirmation are both point-in-time checks. If a transaction is delayed for a significant period, ask the firm to reconfirm before exchange or completion.
4. Check before paying money on account
Make the panel check before instructing the firm, paying for searches or transferring money on account. The further a transaction progresses, the more disruptive a change of conveyancer can become.
TSB’s own guidance on choosing a conveyancer
TSB says that it has an extensive panel of approved law firms and advises borrowers who wish to select their own firm to check with the bank that it can transact with that firm.
TSB also works with LMS and offers a selected panel of firms for customers purchasing or selling a home. You are not necessarily required to select a firm from that particular service, but any firm expected to represent TSB must be acceptable to the bank.
Because approval is a current operational question, do not rely solely on an old quotation, a previous TSB transaction or a statement on a firm’s website. Confirm the position for your transaction.
Being on the panel is only the first check
Panel approval means that TSB is prepared for the firm to represent it. It is not a guarantee that every property or transaction will meet the bank’s lending requirements.
When acting for TSB, the conveyancer must consider the UK Finance Mortgage Lenders’ Handbook. Part 1 contains instructions used across participating lenders; Part 2 records TSB’s lender-specific requirements.
Those requirements can affect matters including:
The title and ownership structure
The conveyancer must investigate whether the legal title, rights and restrictions are compatible with the mortgage instructions. Unusual ownership arrangements should be raised early.
Leasehold property
The remaining lease term, ground rent, service charges, management arrangements and lease provisions may all require consideration. Leasehold issues can take time to resolve where a landlord or management company must provide information or enter into documents.
New-build property
The warranty, planning and Building Regulations documents, developer incentives and the form of title may need to satisfy particular requirements. These checks should be made well before exchange.
The source of the purchase money
Gifted deposits, incentives and changes to the purchase price can affect what must be reported to the lender. Tell your conveyancer about them at the outset rather than after the mortgage offer has been issued.
Completion and registration
The firm must request and handle the mortgage advance correctly, complete the transaction and register TSB’s charge at HM Land Registry.
TSB’s requirements can change. If a particular feature matters to your transaction, ask the conveyancer to check the current instructions and confirm the position in writing.
If your solicitor is not on the TSB panel
Finding that your preferred firm cannot act for TSB does not always mean the transaction must fail. The practical options depend on the circumstances and the stage reached.
Move to a TSB-approved firm
Changing to a firm that can act for both you and TSB is often the simplest route, especially when the issue is discovered before substantial work has been carried out.
Ask the incoming firm whether it can use any searches or other work already obtained. Acceptance will depend on the documents, provider and age of the results.
Ask whether separate representation is available
TSB’s published guidance says that, on occasion or in particular circumstances, one firm may act for the borrower and another for TSB. The bank has firms available to act in that capacity.
Separate representation normally means additional coordination. Confirm in advance who will appoint and pay the lender’s firm, what information the two firms must exchange and how this may affect the timetable.
It should not be assumed that separate representation will be available or appropriate in every case. Ask TSB, your broker and the conveyancers to confirm the position for the particular application.
Ask whether the chosen firm can apply to join
The firm may be able to enquire about joining or reactivating its position on TSB’s panel. Admission is a matter for TSB, may take time and is not guaranteed.
It is therefore risky to make an application the sole plan for a purchase already approaching exchange.
A different process may apply on a TSB remortgage
TSB states that, for qualifying remortgages between £5,000 and £999,999, it may arrange for standard legal work to be carried out without charge through one of its nominated conveyancing firms. TSB says this may also be available on selected buy-to-let products.
“Standard legal work” relates to the bank’s financial interest in the property. Additional work—such as a transfer of equity, dealing with an unregistered title or obtaining a bespoke indemnity policy—may attract separate charges.
If you are remortgaging, check the mortgage product documentation before independently appointing a firm. Establish:
- whether TSB is arranging the conveyancer;
- what the included legal service covers;
- whether you may choose your own firm;
- which additional charges could arise; and
- whether separate legal advice is needed for any work outside the standard remortgage.
This is one area where copying the process followed on an earlier purchase can create unnecessary expense.
Five questions to ask before instructing
- Can this office currently act for TSB, and will you confirm that in writing?
Ask for a dated answer that is specific to your type of transaction. - Have you handled TSB mortgage instructions recently?
Familiarity with the bank’s current processes can be useful, especially where the timetable is tight. - When will you check the property against TSB’s requirements?
Title, lease and new-build issues should be identified early, not shortly before exchange. - What does your quotation include?
Ask whether acting for the lender is included and which circumstances could increase the fee. - Who will handle the file?
Obtain the name and contact details of the person responsible for the transaction.
Common questions about the TSB conveyancing panel
Why does TSB use an approved panel?
Where one firm represents both the borrower and the bank, TSB needs to be satisfied that the firm meets its requirements and will follow its mortgage instructions. Panel membership provides the framework for that relationship.
Is every TSB-approved firm listed on LenderMonitor?
No. The TSB directory on LenderMonitor is a curated independent listing, not TSB’s complete panel. A firm missing from the search may still be approved. Confirm directly with the firm and TSB.
Can I use my preferred solicitor if it is not on the panel?
Possibly. TSB says separate representation may be used on occasion or in particular circumstances. Alternatively, you may need to move to a firm that can represent both you and the bank. Obtain confirmation before assuming either route is available.
Does panel approval guarantee that TSB will lend on the property?
No. Panel approval concerns the law firm. The property, borrower and transaction must still satisfy the mortgage offer and TSB’s requirements.
Does approval for another lender count?
No. Each lender controls its own panel. A firm acting for another bank is not automatically approved to represent TSB.
Can panel status change during a transaction?
Yes. Panel status is not permanent. If there is a long delay, ask the firm to reconfirm that it can continue to act for TSB before you become contractually committed.
This article provides general information only and is not legal or financial advice. It does not state TSB’s complete or current lending requirements. Panel membership, mortgage instructions, separate-representation arrangements and remortgage services can change. Confirm the current position with TSB and the conveyancer before instructing or incurring costs.