Ahli United Bank Conveyancing Panel : Questions and Answers from members of the public
I would like to know the reason why all solicitors are not on the Ahli United Bank Solicitor panel?
As unjust as it may seem for Ahli United Bank to restrict who can act for them from the public’s or solicitor’s point of view, the other side of the coin is that the lenders are becoming ever more anxious and feel the necessary need to protect them from mortgage fraud and other illegal activities. As a result of this concern Ahli United Bank are limiting their conveyancing panel to a manageable size. The Ahli United Bank conveyancing panel is not the most difficult to join
I am purchasing a new build apartment and my conveyancer is informing me that she is duty bound to reveal incentives from the seller as her practice is on the Ahli United Bank conveyancing panel. I am on a tight deadline to exchange contracts and I dont want to delay the conveyancing. Can I insist on an exchange regardless of what my lawyer says about being on the Ahli United Bank panel?
You should not exchange unless you have advised to do so by your lawyer. 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 Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do all the licensed conveyancers and solicitor practices listed on your search have online case tracking as I understood that this was a condition of being on the Ahli United Bank solicitor panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
My grandmother passed away six months ago and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Ahli United Bank , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Ahli United Bank will insist on your using a conveyancer on the Ahli United 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 Ahli United 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 Ahli United Bank mortgage is registered as a charge at the Land Registry.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Ahli United Bank conveyancing panel?
Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
When it comes to lenders such as Ahli United Bank do lawyers have to be pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My ex -wife’s name is on the Ahli United Bank mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Ahli United Bank mortgage in order to sell?
In terms of the Ahli United Bank mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Ahli United Bank in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.