Common questions asked concerning the Ulster Bank Conveyancing Panel from members of the public
My financial adviser has asked me for my law firm’s panel member for the Ulster Bank conveyancing panel. How do I discover this. I have e-mailed my local Ulster Bank branch but they have not got back to me yet.
Have you tried speaking to your lawyer about this?. They should have a central record lender panel numbers including the Ulster Bank panel reference.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Ulster Bank will not agree to this. Why was Ulster Bank even consulted?
Your lawyer being on the Ulster Bank conveyancing panel is duty bound to inform Ulster Bank of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Ulster Bank then they would have to discontinue acting for you and Ulster Bank.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Ulster Bank conveyancing panel. My lawyer has said that they are on the Ulster Bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Ulster Bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Ulster Bank solicitor panel.
I am purchasing a new build flat and getting a mortgage with Ulster Bank. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Ulster Bank conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Ulster Bank conveyancing panel in your location.
We have a mortgage agreed in principle with Ulster Bank. Solicitors have been chosen? How long does it take for Ulster Bank to send the offer to our conveyancer
There is no definitive answer here. Have Ulster Bank done the survey? Have you advised Ulster Bank as your lawyers details and checked that your lawyer is on the Ulster Bank conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
What are the common reasons for a lender such as Ulster Bank to withdraw a mortgage offer?
Banks and Building Societies such as Ulster Bank can withdraw their mortgage offer although this is unusual. If Ulster Bank withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are many potential reasons but here are a number of examples:
- If the borrower informs Ulster Bank of a change in the loan amount agreed
- Following advice from the valuer on their lender panel or If the lender has doubts about the effectiveness of the valuation as a result of subsequent events or information received post valuation but pre completion
- Where the sale is not at arms length for value to unconnected persons
- If the lender reasonably suspects that the applicant, borrower, mortgagor or guarantor is involved in any criminal or fraudulent activity, including trading in illegal drugs or other substances, theft, robbery, deception or other serious offences, or if the applicant borrower, mortgagor or guarantor has a conviction for any serious criminal offence, including theft, deception, fraud, robbery or trade in illegal drugs or other substances;
- If the lender reasonably believe that the applicant, borrower, mortgagor or guarantor is insolvent or is about to become insolvent or has or will have a petition presented or if any one or all enter into any arrangement with their creditors generally or if any one or all should suffer a material change in their financial circumstances
My ex -wife’s name is on the Ulster Bank mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Ulster Bank mortgage in order to sell?
In terms of the Ulster Bank mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Ulster Bank in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
