Frequently asked questions relating to the Ulster Bank Conveyancing Panel from members of the public
How easy is it to change a solicitor as I need to find one who is on the Ulster Bank conveyancing panel. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Please help. My conveyancer is assuring me that he is legally obliged to order a Local Authority search because the firm are on the Ulster Bank conveyancing panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with Ulster Bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Ulster Bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Ulster Bank. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I note that you have a post code search directory listing solicitors on the Ulster Bank conveyancing panel. Do firms pay you a commission if I retain them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the Ulster Bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
The solicitors that I appointed last week on my house acquisition in Hendon has suddenly closed. They were on acting for me because I needed a solicitor on the Ulster Bank conveyancing panel and my preferred lawyer was not. I gave them a cheque for £150 in advance. What are my options?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Ulster Bank conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help
Can you point me to a directory of Ulster Bank panel solicitors on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online.
I was thinking of purchasing my friend’s property. Assuming we can agree a figure, what’s the best way to proceed? I plan to obtain a mortgage with Ulster Bank. Is it possible to avoid using solicitors to save us both money? My father said that years ago it was possible to take the documents into the local Land Registry office and they did the rest
If you are getting a mortgage with Ulster Bank involved you will need to appoint a solicitor on the Ulster Bank conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to Ulster Bank. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Ulster Bank conveyancing panel.
I have paid off my mortgage with Ulster Bank. I assume I don't need a solicitor on the Ulster Bank panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Ulster Bank mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Ulster Bank mortgage from the register. Ulster Bank,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Ulster Bank has sent the Land Registry the discharge electronically, and
the Ulster Bank has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Ulster Bank mortgage has been paid off.