Find an Approved Solicitor on the Ulster Bank
Conveyancing Panel
Q and A’s regarding the Ulster Bank Solicitor Panel
My fiance and I are FTBs. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Ulster Bank have this afternoon contacted us to advise us that there is now an issue as our lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme.
Your solicitors should contact Ulster Bank and see if they can apply for membership of the Ulster Bank conveyancing panel, but if that is not viable Ulster Bank will instruct their own lawyers to represent them. You don't have to instruct a firm on the Ulster Bank conveyancing panel as you are at liberty to use your preferred lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I do hope you can help me. My solicitor is advising me that he has to order a Local Authority search stemming from the fact that the firm are on the Ulster Bank approved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage 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 require the services of a Ulster Bank panel solicitor in Stirling. 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 house is up for sale and I have a buyer. Does my solicitor have to be on the Ulster Bank conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Ulster Bank conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
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 membership such as HSBC and Santander. The Law Society’s CQS membership however is 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 join their approved list of conveyancing solicitors.
How can we tell if a solicitor on the Ulster Bank panel is any good?
seeking recommendations is a good start. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing
I can not work out if my mortgage offer requires a lease extension . I have called Ulster Bank on numerous occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Ulster Bank conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the CML Handbook Part 2 requirements for Ulster Bank. Unless your lawyer obtains specific confirmation in writing that Ulster Bank will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Ulster Bank to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.