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approved by Ulster Bank
Ready to buy a new home? Failing to check that a lawyer is on the Ulster Bank list of approved solicitors can put your transaction at risk of delay or failure.
Find an Approved Solicitor on the Ulster Bank Conveyancing Panel
FAQs : The Ulster Bank Conveyancing Panel
I instructed a law firm to conduct the legal paperwork on my house purchase 5 weeks ago having applied for a mortgage with Ulster Bank. The law firm confirmed to me that they are on Ulster Bank conveyancing panel and gave me their panel reference. Ulster Bank then told me that their panel number was dormant and would need to be reactivated. What do I do from here? Should I appoint a new solicitor listed on the approved panel for Ulster Bank?
The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the Ulster Bank conveyancing panel You may wish to enlist the help of your broker to check with the Ulster Bank as to the time frame to get your lawyer reinstated on the panel once again.
Our son is about to exchange on a new build apartment with a mortgage from Ulster Bank. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Ulster Bank conveyancing panel as a standard part of the process, and to the surveyor when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Ulster Bank conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having used 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.
My grandmother passed away 10 months ago and as sole heir and executor was left the property. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Ulster Bank , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Ulster Bank will insist on your using a conveyancer on the Ulster Bank conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Ulster Bank conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Ulster Bank mortgage is registered as a charge at the Land Registry.
Are all solicitor firms on the Ulster Bank conveyancing panel overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Ulster Bank conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
I'm at the point of looking at houses and am about to put in an offer. Is it premature to have a solicitor in place? I I am planning to take a mortgage with Ulster Bank
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on the the estate agent. As you are getting a mortgage with Ulster Bank , make sure you remember to check that your lawyer is on the Ulster Bank conveyancing panel.
After shopping around on the internet I have found a solicitor having checked that they are on the Ulster Bank conveyancing panel. Does my lawyer arrange the survey of the property?
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Having digested plenty of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Ulster Bank conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Ulster Bank will need an independent valuation of the property. Your lawyer will not arrange this. Usually Ulster Bank will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Ulster Bank you could contact your them to see if they have a list of approved surveyors.