Q and A’s regarding the Ahli United Bank Solicitor Panel from members of the public
Am I correct in assuming that the fact that my conveyancer is not identified on the Ahli United Bank Solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. 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 top 3 reasons are as follows: (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.
I am due to complete my purchase next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as he informs me that he is duty bound to validate that it is in order for Ahli United Bank. What does the insurance need to cover?
Any lawyer on the Ahli United Bank conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Ahli United Bank’s Part 2 requirements of the CML Handbook (last updated on Ahli United Bank). Being on the Ahli United Bank conveyancing panel your lawyer is expect to follow these instructions.
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.
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 £8000. 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.
I am buying a property where the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Ahli United Bank be concerned
As you are obtaining a mortgage with 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. Requirements for Scotland are due in the near future.
I am currently in the process of buying my council flat. I have a mortgage offer with Ahli United Bank. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Ahli United Bank you will need to appoint a solicitor on the Ahli United Bank conveyancing panel.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have called into my local branch Ahli United Bank on numerous occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Ahli United Bank conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the Ahli United Bank panel she or he must comply with the CML Handbook requirements for Ahli United Bank. Unless your lawyer obtains specific confirmation in writing that Ahli United Bank will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Ahli United Bank to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.