Ulster Bank Conveyancing Panel Information

We are not aware of any intention on the part of the CML to develop such a tool.

One might ordinarily expect Ulster Bank via their Part Two requirements to address this but the Handbook makes no mention on deadlines to send deeds. Do look at the Terms of Ulster Bank’s Conveyancing Panel Appointment that you entered into. For many lender's these Terms contain a provision along the following lines: ‘To keep us informed of the reasons for any delay in your being able to send the title deeds and documents we require to us within 3 months of completion or evidence of proof of registration within that period. (We will send reminders if the deeds have not been received but will not acknowledge receipt of deeds’ It is imperative to keep Ulster Bank updated. Law firms can often compound their problems by not communicating with the lender when there is a delay or problem.

In order to be on the Ulster Bank conveyancing panel solicitors have to complete an application form and agree Terms and Conditions. A sample of 5 conditions that we see amongst many lenders Terms (but not necessarily Ulster Bank) are as follows:

• To notify us in writing of any change in your details as held on our records for example, change of address, telephone number, document exchange number email address. Notification must be given to us at least 10 days before the change will be effective.
• To be responsible for the reconstitution of the title deeds (whether the title is registered or unregistered, at your own cost), where any deeds in your possession, or were last known to be in your possession, go missing.
• To quote on all communications with us relating to deeds/registration issues, whether by telephone or in writing, the panel number that we provide for each practising address and the mortgage account or application number for the mortgage concerned.
• You have the consent of all borrowers to apply for the deeds, before making any request for deeds. We will accept your request for deeds on the understanding that you have obtained such consent. If this is not the case then you should advise our Deeds Services Department in writing when you make your request
• To keep us informed of the reasons for any delay in your being able to send the title deeds and documents we require to us within 3 months of completion or evidence of proof of registration within that period. (We will send reminders if the deeds have not been received but will not acknowledge receipt of deeds.)

You have a number of obligations in this regard which are to followed if you wish to comply with your lender client’s instructions as set out in the UK Finance Lenders’ Handbook. (I) You must take reasonable steps to verify that there are no discrepancies between the description of the property as valued and the title and other documents which a reasonably competent conveyancer should obtain, and, if there are, you must tell Ulster Bank immediately. (II) You should take reasonable steps to verify that the assumptions stated by the valuer about the title (for example, its tenure, easements, boundaries and restrictions on its use) in the valuation and as stated in Ulster Bank’s mortgage offer are correct. If they are not, please let Ulster Bank know as soon as possible as it will be necessary for Ulster Bank to check with the valuer whether the valuation needs to be revised. Ulster Bank conveyancing panel solicitors are not expected to assume the role of valuer. Ulster Bank are simply trying to ensure that the valuer has valued the property based on correct information. Thirdly, Ulster Bank recommend that you should advise the borrower that there may be defects in the property which are not revealed by the inspection carried out by their valuer and there may be omissions or inaccuracies in the report which do not matter to them as a lender but which would matter to the borrower. Ulster Bank recommend that, if we send a copy of a valuation report that Ulster Bank have obtained, you should also advise the borrower that the borrower should not rely on the report in deciding whether to proceed with the purchase and that he obtains his own more detailed report on the condition and value of the property, based on a fuller inspection such as a homebuyers report or structural survey. If you do not receive a copy of the valuation you can always ask for a copy of one from Ulster Bank or the borrower. You still need to comply with the UK Finance Lenders’ Handbook Requirement relating to valuation reports even if you don't receive one directly. Failure to comply not only runs the risk of facing a claim by the lender but also being removed from the Ulster Bank conveyancing panel

The best placed professionals to answer this question are your insurance brokers. The chances are that on the basis that you have not been removed for fraud or negligence reasons that there will be little or no impact. The main reason why a firm would be removed off of a lender panel is due to low volume of conveyancing cases although there may be a number of criteria for Ulster Bank solicitor panel membership. Please remember that it is always important that you complete your insurance forms accurately.

You should get in touch with Ulster Bank to obtain standard documents. The The Council of Mortgage Lenders Handbook has an individual section for banks to reveal who to contact to obtain standard documents. Ulster Bank in their Part 2’s state: Please remember to quote your Ulster Bank conveyancing panel number.