Ulster Bank Conveyancing Panel Information

We only know of two or three banks that operate a separate approved solicitors panel where the mortgage advance is over a certain threshold. You should nevertheless check directly with Ulster Bank. At one stage HSBC would only allow Sole practitioners to act for them where the mortgage was below £150,000. We are not sure if HSBC still operate such a condition. In your case it is best to check with Ulster Bank

Criteria differ from lender to lender. We do not hold specific requirements relating to the questions raised as part of the application to be on the Ulster Bank conveyancing panel. Typically lenders need to have full knowledge of a firm including (but not limited to):

Number of lender conveyancing panels the firm is currently on

Whether any lender has ever made a claim against the firm’s PII cover

purchase and remortgage)

Automated alerting to inform lenders when there is a fundamental change to the firm (e.g. new disciplinary action)

Firm name, address and contact details including all branches (including evidence of existence through risk-based physical visits and Google Streetview checks)

conveyancer client account(s) details

Whether the firm has ever knowingly accepted instructions on transactions involving Sale and Rent Back, Back to Back, Exchange and Delayed Completion and Lease Option, Below Market Value.

List of all those who can sign off the Certificate Of Title

Full disciplinary history for each conveyancing solicitor

List of fee-earners who are foreign qualified

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 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.
• 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.)
• 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.
• 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

Please tread carefully here as what you are suggesting may not be acceptable to the lender. It is possible that you (as a non-panel firm) or the mortgage applicant are not entitled instruct a panel firm of your choice. Lenders such as Nationwide BS make it clear to their panel firms that where a non-panel member firm is instructed by one of their mortgage applicants, the lender will appoint a panel firm to carry out its instructions and to liaise with the borrower's conveyancer. You also need to make the costs implications and potential for delay very clear to your client.

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 need to communicate with Ulster Bank to obtain standard documents. The CML Handbook contains an express inquiry for lenders to establish who to contact to obtain standard documents. Ulster Bank in their Part 2’s state: You will need to quote your Ulster Bank solicitors panel number.