Q and A’s regarding the Ulster Bank Conveyancing Panel from members of the public
It has come to my attention via my broker that my solicitor is not on the Ulster Bank Conveyancing panel. How can I be sure that this is correct?
You need to contact your lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for Ulster Bank.
We are only a couple days away from an exchange and my mum and dad having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender Ulster Bank. Apparently, being on the Ulster Bank conveyancing panel and acting on their behalf he must inform Ulster Bank if the balance of the mortgage advance is coming from anyone other than me. I disclosed to the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for him to raise this?
Your lawyer is obliged to check with Ulster Bank to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Ulster Bank if you agree, failing which, your lawyer must cease to continue acting.
I require the services of a Ulster Bank panel solicitor in Belfast. Could you help me?
It is not clear why you need a Ulster Bank panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Ulster Bank to find out which solicitors in Ulster Bank are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
My lawyers in Manchester have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with Ulster Bank. Is it case that being on the Ulster Bank conveyancing panel they need to have retained the file for a number of years?
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 Ulster Bank Conveyancing Panel Terms. It might be worth you contacting Ulster Bank directly.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Ulster Bank conveyancing panel?
It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
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.
My offer on house has been accepted, but there is a chain. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties in the pipeline. My conveyancing solicitor has been instructed. What should be my next step? When should I get the mortgage app going with Ulster Bank?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Ulster Bank conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Ulster Bank and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.