Common questions asked concerning the Ahli United Bank Solicitor Panel from members of the public
I appointed a firm of solicitors to conveyancing on my remortgage three weeks ago having applied for a mortgage with Ahli United Bank. The solicitors assured me that they are on Ahli United Bank conveyancing panel and gave me their panel reference. Ahli United Bank then ,via my broker advised that their panel number was dormant and would need to be reactivated. What do I do from here? Do I instruct a different law firm listed on the approved panel for Ahli United Bank?
You may be very frustrated with the lawyer but if it only go take a few more days they it may be worth waiting as, depending on how far progressed you are you may end up delaying the transaction by a number of weeks if you need to replace your solicitor You may wish to enlist the help of your broker to check with the Ahli United Bank as to how long they think it will take to get the firm to get back on the panel.
My solicitor has identified a difference when comparing the surveyor’s assumptions in Ahli United Bank’s home valuation report and what is revealed within the conveyancing documents. My solicitor says that as he is on the Ahli United Bank conveyancing panel he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
A precondition 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 do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Do I need to have a meeting at the offices of the Ahli United Bank conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Liverpool
so that I can attend their offices when needed.
Most conveyancing panel lawyers for Ahli United Bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Ahli United Bank Solicitor panel prior to completion?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am buying a property where the roof has a solar panel. Ahli United Bank have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Ahli United Bank your lawyer must to check the Ahli United Bank conveyancing instructions contained in the Part of CML Handbook for Ahli United Bank . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Ahli United Bank where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.
I am selling my apartment. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Ahli United Bank are being pedantic. The solicitor who is on the Ahli United Bank conveyancing panel is recommending indemnity insurance as a solution but Ahli United Bank are requiring a building regulation certificate. Why do Ahli United Bank have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Ahli United Bank have referred the matter to their valuer. The reason why Ahli United Bank may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
Intending to buy a flat with a mortgage with Ahli United Bank. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Ahli United Bank conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Ahli United Bank conveyancing panel