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How does my firm apply to be on the Ahli United Bank (UK) plc Conveyancing Panel? How can my firm be reinstated onto the Ahli United Bank (UK) plc Conveyancing Panel?Find an Approved Solicitor on the Ahli United Bank (UK) plc Conveyancing Panel
Ahli United Bank Conveyancing Panel : Questions and Answers
Is the fact that my solicitor is not isted on the Ahli United Bank Solicitor panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Ahli United Bank.
Our lawyer has identified a legal deficiency with the lease for the apartment we are buying. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the Ahli United Bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or Ahli United Bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Ahli United Bank are the client. 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). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Ahli United Bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.
How up to date is your search tool for the Ahli United Bank conveyancing panel? Do Ahli United Bank send you an updated list?
The firms themselves provide us confirmation that they are on the Ahli United Bank conveyancing panel as opposed to being supplied with a list from Ahli United Bank directly.
What happens if my lawyer’s firm is expelled from the Ahli United Bank Conveyancing panel in advance of completion?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. Ahli United Bank have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Ahli United Bank your lawyer must to check the Ahli United Bank conveyancing instructions contained in the Part of CML Handbook for Ahli United Bank . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Ahli United Bank where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
I have paid off my mortgage with Ahli United Bank. I assume I don't need a solicitor on the Ahli United Bank panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Ahli United Bank mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Ahli United Bank mortgage from the register. Ahli United Bank,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Ahli United Bank has sent the Land Registry the discharge electronically, and
the Ahli United Bank has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Ahli United Bank mortgage has been paid off.
Can I register a complaint to Ahli United Bank about the lawyers being on the Ahli United Bank conveyancing panel?
Complaining to Ahli United Bank about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get 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 properly dealt with 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.
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Transfer of Equity for Ahli United BankPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors