Examples of recent questions relating to the Ulster Bank Conveyancing Panel from members of the public
Is there a reason why all UK lawyers aren't included on the Ulster Bank Conveyancing panel?
Ulster Bank and other lenders ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that Ulster Bank have no responsibility for the quality of advice provided by any member of Ulster Bank Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, Conveyancing is not their speciality? To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime; probably not.
Expecting to move into my new home next Friday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as he says that he has to check this in has capacity as lawyer for Ulster Bank. What risks do Ulster Bank expect the insurance to cover?
All property lawyers on the Ulster Bank conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Ulster Bank’s Part 2 requirements of the CML Handbook (last updated on Ulster Bank). Being on the Ulster Bank conveyancing panel your lawyer is expect to follow these instructions.
I require the services of a Ulster Bank panel solicitor in Inverness. Can you assist?
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. After all the cost is only one £1 a month
The lawyers that I appointed last week on my purchase in Brighton has suddenly shut down. I only went with them because I had to have a solicitor on the Ulster Bank conveyancing panel and my previous lawyer was not. I gave my credit card details for them to take £175 for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to 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 may be able to assist
After much negotiation I have agreed a price on a house. My financial adviser recommended their conveyancers I paid an upfront payment of 200. Soon after the conveyancers contacted me sheepishly admitting that they were not on the Ulster Bank conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Ulster Bank panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in month 2010 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Ulster Bank are being a right pain. The solicitor who is on the Ulster Bank conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Ulster Bank are requiring a building regulation certificate. Why do Ulster Bank have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Ulster Bank have referred the matter to their valuer. The reason why Ulster 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 Ulster 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 Ulster 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 Ulster Bank conveyancing panel
