Frequently asked questions relating to the Ahli United Bank Conveyancing Panel from members of the public
I am in the process of selling my house and the EA has just texted me to warn that the buyers are switching conveyancer. I am told that this is due to the fact that Ahli United Bank will only work with solicitors on their approved list. On what basis would a big named mortgage company only engage with certain lawyers?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Can you help?. My lawyer is not to blame but, my purchase conveyancing has been going on for months. The Local Authority Search from Ahli United Bank was dated random date and we have agreed a date for me to move into the property on 6. My lawyer has advised that as she is on the Ahli United Bank conveyancing panel she needs to redo the searches as they are now out of date.
One of the many conditions to being on the Ahli United Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on Ahli United Bank)which specifies that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Ahli United Bank.
I am buying a property and need a conveyancing solicitor in Liverpool who is on the Ahli United Bank approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Ahli United Bank . We don’t recommend any particular firm.
My conveyancers in Liverpool have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with Ahli United Bank. Is it case that being on the Ahli United Bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Ahli United Bank Conveyancing Panel Terms. It might be worth you contacting Ahli United Bank directly.
Do conveyancing lawyers on the Ahli United Bank conveyancing panel work on a no move no charge basis?
There is generally no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
The for formalities of my purchase has taken place with a mortgage from Ahli United Bank. Conveyancing was satisfactory but I would like to complain about Ahli United Bank. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the Ahli United Bank branches or the Customer Services Department at Ahli United Bank head office. Ordinarily complaints to Ahli United Bank are resolved effectively and efficiently. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service who will take matters further.
After shopping around on the internet I have found a solicitor having made sure that they are on the Ahli United Bank conveyancing panel. Does my lawyer arrange the survey of the property?
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Having read lots of mortgage guides,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Ahli United Bank conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Ahli United Bank will need an independent valuation of the property. Your lawyer will not arrange this. Usually Ahli United Bank will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Ahli United Bank you could contact your them to see if they have a list of approved surveyors.