How to Check if Your Solicitor is on the Lender's Panel

Many homebuyers, especially first-timers, discover too late that their solicitor isn't approved, turning excitement into a stressful hurdle.

This can lead to delays in your property purchase, incur unexpected extra costs (potentially doubling your legal fees), and in the worst-case scenario, even jeopardise your entire mortgage offer.

Mortgage lenders maintain these exclusive panels to protect their investment in your property. They need to be absolutely certain that the legal work involved in securing their loan is handled by a firm they trust to meet their standards and report any potential risks.

For you, this means choosing a solicitor who is already on their panel is paramount for a smooth, efficient, and financially secure property transaction.

How to check if your solicitor is on a lender's panel

Fortunately, there are several straightforward ways to confirm their status. Here's how to check if your solicitor is on a lender's panel:

• 1

  Ask your solicitor directly

The simplest and most direct method is to ask your conveyancing solicitor or their firm directly. When you first make contact or during your initial consultation, clearly state which mortgage lender you intend to use (or have secured an Agreement in Principle with) and ask them to confirm if they are on that specific lender's panel. Reputable firms will readily provide this information.

• Be Specific: Provide the exact name of your mortgage lender (e.g., "Nationwide Building Society" or "HSBC Bank PLC") as panels can vary.
• Get it in Writing: Request confirmation in writing (email is usually sufficient) for your records.

• 2

  Check the lender's website or contact them

Many mortgage lenders provide lists of their approved panel solicitors directly on their websites, often in their "intermediaries" or "for solicitors" sections. You can usually search by firm name or postcode.

• Online Search Tools: Some lenders, like Santander and HSBC, offer online search tools for their panels.
• Direct Contact: If you can't find the information online, contact your mortgage lender's conveyancing department directly. They will be able to confirm if a specific firm is on their panel.
• Mortgage Broker: If you are using a mortgage broker, they often have access to this information and can perform the check for you as part of their service.

Here are some examples of where you might find panel information for major lenders (note: criteria and links can change, always verify with the lender):

• Santander UK PLC: Santander Approved Solicitor Search
• HSBC Bank PLC: HSBC Choosing a Solicitor
• The Mortgage Works (TMW): Lender Exchange Public Search (TMW often uses this platform)
• UK Finance Mortgage Lenders’ Handbook: This online resource (formerly CML Handbook) is used by solicitors and lenders. It outlines the specific requirements solicitors must meet for each lender.

Check if a solicitor is registered (regulatory bodies)

Beyond being on a lender's panel, it's equally important to ensure your solicitor is properly registered and regulated. This confirms their legitimacy and adherence to professional standards:

• Solicitors Regulation Authority (SRA): For solicitors in England and Wales, you can check if a solicitor or firm is regulated by the SRA using their "Find a Solicitor" or "Check a Solicitor's Record" tool. This confirms they hold a valid practising certificate and are subject to professional conduct rules.
• Council for Licensed Conveyancers (CLC): If you are using a Licensed Conveyancer, they are regulated by the CLC. You can check their registration and professional standing on the CLC's public register.

Using a solicitor or conveyancer who is not properly registered with their respective regulatory body is highly risky and should be avoided at all costs.

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Why does a solicitor need to be on a lender's panel?

You might be wondering why your mortgage lender cares so much about which solicitor you choose. The truth is, when you buy a home with a mortgage, your conveyancing solicitor effectively wears two hats: they act for you, the buyer, but they also act for your mortgage lender.

The solicitor's dual role in acting for both you and the lender

This might sound like a conflict of interest, but it's a standard and regulated practice in England & Wales conveyancing, designed to streamline the process and protect everyone involved.

Rather than appointing their own separate legal team (which would add significant cost and complexity for you!), the mortgage lender relies on your solicitor to also protect their interests.

Think of your solicitor as a trusted intermediary, ensuring all legal requirements for the loan are met. Their key duties to the lender include:

What your solicitor MUST tell the lender

This is where the "dual role" becomes particularly important for you. Your solicitor has a professional obligation to report any information that could affect the lender's decision to lend or the security of their loan.

This includes matters that might not seem significant to you but are critical to the lender's risk assessment. Examples of what your solicitor might need to report include:

• Gifted Deposits: If you're receiving a gifted deposit, and it hasn't been explicitly noted in your mortgage offer, your solicitor will need to inform the lender.
• Other Loans or Financial Arrangements: Any additional borrowing, whether secured against the property or unsecured (e.g., a loan from family or friends to help with the purchase), must be disclosed if it could impact your affordability or the lender's security.
• Lack of Planning Permission/Building Regulations: If the property has had alterations or extensions without the necessary planning permission or building regulation approvals, your solicitor is obliged to report this. The lender needs to know if the property is compliant.
• Adverse Survey Findings: While your lender conducts their own valuation, if your solicitor becomes aware of significant structural issues or defects identified in a more detailed survey (which you commissioned), they may have a duty to report this if it impacts the property's value or suitability as security.

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What happens if your solicitor isn't on the lender's panel?

Discovering your solicitor isn't on the mortgage lender's approved panel can be a frustrating and worrying moment. It's a scenario that can throw a spanner in the works of your property purchase, leading to complications you'll want to avoid.

Here’s a breakdown of what typically happens and your options:

Delays and complications

The most immediate and common consequence is a delay in your conveyancing process. Mortgage lenders won't release funds or proceed with the legal charge on a property unless their own legal requirements are met. If your solicitor isn't on their panel, the lender has a few possible responses:

• Lender Refuses to Work with Your Solicitor: This is the most straightforward outcome. The lender will inform you that they cannot accept your chosen solicitor to act for them. This means your solicitor can only act for you, the buyer, and the lender will require their own separate legal representation.
• Dual Representation by Different Firms: In this scenario, your existing solicitor continues to act for you, and the lender appoints a separate solicitor from their panel to act solely on their behalf. This creates a two-firm approach: one for you, one for the lender.
• Application to Join the Panel: In rare cases, especially if your chosen solicitor is a smaller firm or new to a particular lender's panel, they might be able to apply to join. However, this is usually a lengthy process with no guarantee of success, and it's generally not feasible if you're already mid-transaction and facing deadlines.

Unexpected extra costs

If your solicitor isn't on the panel and the lender insists on separate representation, you'll almost certainly face additional costs:

• Paying for Two Solicitors: You will be responsible for paying your own solicitor's fees AND the fees of the lender's appointed solicitor. This effectively doubles a significant portion of your legal costs, adding hundreds, if not thousands, of pounds to your moving expenses.
• Duplicate Work: Having two firms involved often means a duplication of administrative work and communication, which can indirectly lead to more billable hours.

Risk to your mortgage offer

While less common, a non-panel solicitor can, in extreme cases, jeopardise your mortgage offer:

• Expiry of Mortgage Offer: Delays caused by switching solicitors or managing dual representation can push your transaction beyond your mortgage offer's validity period. If your offer expires, you might need to reapply, potentially on less favourable terms, or even risk the lender withdrawing the offer entirely if your circumstances have changed.
• Lender Withdrawal: If complications arise or the lender loses confidence in the process due to the non-panel situation, they reserve the right to withdraw their mortgage offer. This would leave you needing to find a new lender, causing stress and further delays.

Options if your solicitor isn't on the panel

If you find yourself in this situation, don't panic. You have a few main options:

• Switch Solicitors: The most common and often simplest solution is to switch to a new conveyancing solicitor who is already on your mortgage lender's panel. While this might feel like a setback, it streamlines the process and avoids dual fees. Ensure your original solicitor provides an undertaking to transfer your file promptly.
• Proceed with Dual Representation (and Dual Fees): If you are determined to stick with your original solicitor, you can agree to the lender appointing their own separate firm. Be prepared for the additional costs and potential communication complexities.
• Consider a Different Lender: In rare circumstances, if your heart is set on a particular solicitor and they are on another lender's panel, you might explore switching mortgage lenders. However, this is a drastic step, impacting your credit file and delaying your purchase significantly.

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