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My husband and I are FTBs. Within the last couple of days our conveyancer has forwarded the sale agreement to sign with a detailed report with the expectation that exchange is imminent. Ahli United Bank have this morning contacted us to advise us that there is now an issue as our lawyer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance 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 property lawyers should contact Ahli United Bank and see if they can apply for membership of the Ahli United Bank conveyancing panel, but if that is not viable Ahli United Bank will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the Ahli United Bank conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My conveyancer has spotted a difference between the information in Ahli United Bank’s valuation report and what is in the conveyancing documents. My solicitor informs me that as he is on the Ahli United Bank conveyancing panel he needs to ensure that the bank is OK with this discrepancy and is content go ahead. Is my solicitor’s stance legitimate?
A precondition to being on the Ahli United Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on Ahli United Bank) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am searching for conveyancing quotes online. Can I be sure that all the law firms that are identified on your site are on the Ahli United Bank conveyancing panel?
The law firms listed on our site have advised us that they are on the Ahli United Bank panel and agreed to advise us to take down their listing in the event of removal off of the Ahli United Bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Ahli United Bank conveyancing panel is not accurate.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Ahli United Bank conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Ahli United 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.
We are getting a further advance on our mortgage from Ahli United Bank as we wish to carry out a loft conversion to our home. Do we need to appoint a solicitor on the Ahli United Bank conveyancing panel to deal with the legals?
Ahli United Bank do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Ahli United Bank panel
I have not been happy with the level or service received from my lawyer. Is there a Ahli United Bank conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Ahli United Bank about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm and conveyancer must have a complaints procedure. Usually one can find this information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
I am due to exchange contracts on my flat. I had a double glazing fitted in month 8 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Ahli United Bank are being pedantic. The solicitor who is on the Ahli United Bank conveyancing panel is recommending indemnity insurance as a solution but Ahli United Bank are insisting on a building regulation certificate. Why do Ahli United Bank have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Ahli United Bank have referred the matter to their valuer. The reason why Ahli United 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.