England and Wales Court of Appeal (Civil Division) Decisions

IN THE SUPREME COURT OF JUDICATURE
COURT OF APPEAL (CIVIL DIVISION)
ON APPEAL FROM THE SHOREDITCH COUNTY COURT
(HIS HONOUR JUDGE COTRAN)

		Royal Courts of Justice Strand, London, WC2A 2LL
		31st March 2003

Mr Justice Blackburne:

Introduction

1. This is an appeal by the claimant, First National Bank plc (the bank), brought with the leave of the single Lord Justice from an order of Judge Cotran in the Shoreditch County Court dated 30 August 2002. By that order, the judge dismissed the bank's claim for possession of 19 Knightland Road, London E5 (the property). He entered judgment for the second defendant, Elizabeth Achampong, by declaring that her execution of a legal charge dated 1st August 1989 (the legal charge) had been procured by the undue influence of the first defendant, her husband. He ordered that the legal charge be set aside and that the charges register of the property be rectified by cancelling the entry made in respect of it.
2. The hearing which led to the judge's order was the culmination of extraordinarily long drawn-out proceedings brought by the bank against the Achampongs and the third and fourth defendants, Mr Anthony Owusu-Ansah and his wife Lucy. All four defendants come from Ghana. Mrs Achampong has lived in this country for many years. Her husband, the first defendant, left her to return to Ghana in September 1989 (ie shortly after the legal charge was entered into) and she last had contact with him in 1994. Mr Owusu-Ansah is Mrs Achampong's cousin. He and his wife, the fourth defendant, have never been resident in this country. They have always lived in Ghana.
3. The proceedings have their origin in events which occurred in the late spring and summer of 1989 culminating in the execution of the legal charge whereby the Achampongs charged the property by way of mortgage to the bank as security for a loan by the bank of £51,500. The Achampongs were joint proprietors of the property in which they lived with their children. The purpose of the transaction was to raise money for Mr Owusu-Ansah's business in Ghana. The loan proceeds were paid to him immediately following completion.
4. Mr Owusu-Ansah had come to this country in 1989 on a visit from Ghana. He stayed with the Achampongs at the property. His wife, the fourth defendant, was not with him. Although her signature appears on several documents, not least the legal charge, it was never explained how it came to be there. The supposition is that her signature was forged.
5. The loan - it was later increased to £51,500 to cover the bank's expenses and administrative charges - was negotiated indirectly through a Mr Parrott of an organisation called London Trust Securities. London Trust Securities seems to have acted as a mortgage broker. Mr Parrott in turn seems to have been introduced to the defendants through a sub-broker. At all events, two applications for the loan were filled out each seeking an overdraft facility of £50,000 over a period of 25 years. One was in the name of the Achampongs and the other in the name of Owusu-Ansahs. Each form stated that the purpose of the loan was "injection into business". Mr Parrott did not think that he saw any of the defendants. He could not recall the identity of the sub-broker.
6. The forms were sent to a Mr Berg, an associate director responsible at the time for the commercial new business loans department of the bank. They were accompanied by a further form offering the property as security. The property was stated to have a value of £150,000 and to be subject to a small local authority mortgage.
7. The application (the two separate forms were evidently treated as a single application) was approved subject to a satisfactory valuation and the completion of a building society questionnaire. Subsequently, the bank was sent a valuation report dated 14 June 1989 showing that the property had a mortgage market value of £120,000. The completed questionnaire was also provided. This resulted in the bank approving a loan for £50,000 over 25 years without calling for proof of income. It also resulted in the sending out of a formal offer letter dated 16 June. It was addressed to all four defendants. The offer was of a facility of £51,500 subject to a second legal charge over the property and the assignment of a life insurance policy for a minimum sum of £51,500. It stated the minimum monthly instalments to be £620, set out the rate of interest and invited the defendants, if they wished to take up the facility, to sign and return an attached copy together with a note of the name and address of the solicitors who would be acting for them in the matter and a cheque for £250 by way of initial deposit. A copy of the offer letter was duly returned bearing the apparent signatures of the four defendants. It was dated 29 June 1989. The offer letter duly signed together with the £250 cheque, a standing order mandate and Land Registry authority were sent to the bank under cover of a letter dated 30 June 1989 from London Trust Securities. That letter gave the name and address of the defendants' solicitors, namely a Mr H Pallis of Howard Pallis & Co of Upper Clapton Road, London E5. On 14 July 1989 the bank wrote to Mr Pallis. Enclosed with the letter was, with other documents, a legal charge for execution in Mr Pallis's presence.
8. On 26 July 1989 Mr Pallis sent the bank the legal charge duly executed by the Achampongs. The charge recited that the bank had agreed to make an advance to Mr and Mrs Owusu- Ansah upon having it secured on the terms therein set out.
9. It remained to obtain the Achampongs' signature to an assignment to the bank of a life policy as part of the bank's stipulated security. By letter dated 31 July Mr Pallis informed the bank that this was forthcoming. The following day, 1 August, the bank sent Mr Pallis a draft in his firm's favour for £49,850 which was the net amount of the loan. On or about 3 August Mr Pallis delivered by hand a cheque for £49,621.25 which was the net amount of the loan after deduction of his firm's fees. This money was paid to Mr Owusu-Ansah. As the judge stated:

"…It is clear from the whole documentation and from the beginning to end of this story that the money was effectively borrowed for the business of Mr Owusu-Ansah and indeed eventually it went into his account in London, having got it via Mr Pallis and the Achampongs, into his account.

Everybody concerned knew this. The bank clearly looked to Mr Owusu-Ansah for the repayments. That is clearly accepted by him because before he went back to Ghana he paid a year in advance (£620 x 12) a cheque for £7,440 in early August and it seems sent that cheque to Mr Anders, the in-house solicitor, who was clearly acting for the bank.

There can be no doubt in my mind that whatever these documents say, everybody concerned, whether it was Mr Pallis or whether it was Mr Berg, whether it was Mr Anders and probably, though it does not matter, Mr Parrott - knew that the bank would look primarily to Mr Owusu-Ansah for repayments."

10. Gradually, however, Mr Owusu-Ansah fell into arrears and the bank launched proceedings. Those proceedings - there were two separate claims - have followed a chequered course. The first proceedings were launched in March 1993. They were dismissed in September 1993 on account of the bank's failure to attend a hearing. The bank then launched fresh proceedings - the present claim - in November 1993. It sought possession of the property and payment of all monies due. In early 1994, permission was given to serve the proceedings out of the jurisdiction on Mr Achampong and the Owusu-Ansahs. By then Mr Achampong had long since left this country and was living in Ghana.
11. Those proceedings were also struck out. That was in March 1994 but the order doing so was itself rescinded in June 1994. At that point the proceedings again became active for a year or so but then went to sleep for three years until August 1998, when the bank obtained leave to serve an amended pleading. The matter then went to sleep again until January 2001 when, on the court's own motion, an order was made striking out Mrs Achampong's defence. That order was subsequently set aside and further directions made. But, following further non-compliance with the court's orders, the district judge in October 2001 struck out the claim and defence and gave permission to Mrs Achampong to apply for the relief sought in her counterclaim. That was for a declaration that the legal charge was null and void, alternatively that her execution of it had been procured by her husband's undue influence together with consequential relief. This seems finally to have stirred the bank into action: it applied, successfully, to have the striking-out order set aside thereby reviving its claim. Following further directions, the matter eventually came on for trial before Judge Cotran in July 2002. As I have mentioned judgment was delivered on 30 August 2002.
12. In the meantime, on 17 December 2001, the district judge entered judgment for the bank against Mr Achampong and the Owusu-Ansahs "for an amount to be decided by the court". That was on the footing, as pleaded, that each was liable to the bank on the terms of the loan agreement (constituted by their signed acceptance of the bank's offer letter dated 16 June 1989). The amount of their liability has not yet been determined.

The issues

13. In her defence Mrs Achampong pleaded that she had been induced by her husband's undue influence to enter into the legal charge. She pleaded that, having been put on inquiry by the fact that the purpose of the loan was for the business use of the Owusu-Ansahs and that she derived no benefit from it, the bank had failed to take reasonable steps to satisfy itself that her consent to the legal charge was properly obtained. No doubt prompted by this, the bank amended its particulars of claim to raise an alternative plea. This was that, by force of section 63 of the Law of Property Act 1925, the legal charge, even if ineffective to charge to the bank the whole of the Achampongs' interest in the property, was at least effective to charge to it Mr Achampong's beneficial share and accordingly that the bank became a person interested in the trust affecting the property. On the basis of this alternative plea, the bank claimed a declaration that it had an equitable charge over Mr Achampong's beneficial interest in the trust for sale affecting the property, a declaration or enquiry as to the quantum of Mr Achampong's beneficial interest under the trust for sale and an order for sale. As a result of a request for particulars it became common ground that the Achampongs each owned a beneficial half-share in the property.
14. There were therefore essentially five issues for decision by the judge. First, whether Mrs Achampong's execution of the legal charge had been procured, as she claimed, by her husband's undue influence; second, whether, if it had, the bank was put on inquiry; third, whether, if it was, the bank took reasonable steps to satisfy itself that Mrs Achampong's consent had been properly obtained (even if, in fact, it had not); fourth, whether (on the basis of the bank's alternative case) the legal charge was effective to give to the bank an equitable charge over Mr Achampong's beneficial half-share in the property; and, fifth, if it was, whether there should be an order for sale and if so on what terms.

The judgment

15. On the first issue the judge found, as he put it, that Mrs Achampong was "pressured into the transaction of mortgaging their jointly held matrimonial home by her husband". He reached this conclusion after hearing Mrs Achampong give evidence and after hearing supporting evidence from her younger daughter and a niece. On the second issue, having earlier found that "everybody concerned knew that the loan was for the business of Mr Owusu-Ansah in Ghana" and having noted that under the terms of the legal charge the "customers" to whom the advance was made were the Owusu-Ansahs and that the loan went into the bank account of Mr Owusu-Ansah who paid the first twelve months instalments in advance, said this:

"The facts all go one way. Mr Berg knew, and he said so in evidence, Mr Parrott knew and Mr Pallis knew that Mr and Mrs Achampong were husband and wife and that the property to be mortgaged to be used as security was their matrimonial home and jointly owned by them. They said so in evidence. It is obvious from the application forms and all the documents. Quite frankly, I do not see how it can be said that in this case the claimants were not put on inquiry. I hold that they clearly were on their own evidence."

16. On the third issue, the judge began by observing that:

"Clearly, it is not sufficient to say - as the bank do say - 'the other side had solicitors, we wash our hands of it'. Nor is it sufficient to say that because there were solicitors acting for the other side they had assumed that they would ask Mrs Achampong and the Achampongs to seek independent legal advice …"

The judge then referred to the steps which Mr Pallis took with regard to advising Mrs Achampong about the effects and consequence of executing a legal charge over the property and concluded, first, that Mr Pallis' role was "purely formal, to check their names and get them [the Achampongs] to come and sign" and, second, that, after the Achampongs had signed the legal charge but before the loan was paid over, there was what the judge described as a "flurry of action" but that this was "simply to indicate to the Achampongs as husband and wife that they should get independent legal advice vis a vis their position with Mr Owusu-Ansah". He said that there was nothing to suggest that Mr Pallis gave independent legal advice to Mrs Achampong or asked her to seek independent legal advice of a kind to bring home to her the risks of mortgaging the property and consequently of losing her home. He then said that "the bank did nothing at all and therefore I must decide that issue in favour of Mrs Achampong".

17. On the fourth issue, namely the bank's alternative plea based upon section 63, the judge, after quoting from counsels' written submissions on the point, simply said:

"I am certainly not prepared to grant the declaration sought by the claimant by reason of section 63 of the Law of Property Act 1925 in this proceeding."

He gave no reasons for this conclusion.

18. The fifth issue - whether a sale of the property should be ordered - did not therefore arise. However, the judge went on to say that if he had power to exercise his discretion he would not have done so.
19. The result therefore was that the bank's claim against Mrs Achampong was dismissed and that, on her counterclaim, the judge made the declarations to which I referred earlier.

The grounds of appeal

20. The bank raises three grounds of appeal. The first is that, on the evidence before him, the judge ought to have held that the legal charge was valid and that the bank was unaffected by notice of undue influence exerted on Mrs Achampong to procure the charge "because at the time of the transaction [Mrs Achampong] had a solicitor, namely Mr Howard Pallis, and [the bank] was entitled to assume that he had discharged his duties towards [Mrs Achampong] properly, and knowledge of the advice given to her, whether negligently or otherwise, was not to be imputed to the [bank]". The second was that, even if the legal charge was voidable, the judge erred in refusing to declare that, by virtue of that charge and by reason of section 63, the bank has an equitable charge over Mr Achampong's beneficial interest in the trust of land affecting the property, securing the amounts claimed in the proceedings. The judge ought therefore to have made such a declaration. The third is that the judge ought to have ordered a sale of the property pursuant to sections 14 and 15 of the Trusts of Land and Appointment of Trustees Act 1996 (1996 Act) and that the proceeds be applied in reduction of the debt due to the bank.

The first ground of appeal

21. It is to be noted that, although this was an issue in the court below, the bank does not assert as part of this ground of appeal that it was not "put on inquiry" (that Mrs Achampong's execution of the legal charge was procured by the undue influence or other wrong of her husband). In undue influence cases of this kind, the plea is typically raised where a wife offers to stand surety for her husband's debts (or the debts of her husband's business). The courts have recognised, however, that the O'Brien principle (Barclays Bank plc v O'Brien [1994] 1 AC 180) is not so limited but can extend to other relationships. Here, husband and wife were together agreeing to stand surety (by charging the property) for a third party (Mr Owusu-Ansah or, strictly, Mr Owusu-Ansah and his wife). Yet the complaint which is made by Mrs Achampong is of undue influence on her exerted by her husband, in effect, her co-surety. She does not complain of any undue influence or other wrongful conduct on the part of Mr Owusu-Ansah.
22. But, as Lord Nicholls observed in Royal Bank of Scotland plc v Etridge No 2) [2002] 2AC 773 in a section of his opinion entitled "a wider principle" (paragraphs 82 to 89):

"87. These considerations point forcibly to the conclusion that there is no rational cut-off point, with certain types of relationships being susceptible to the O'Brien principle and others not. Further, if a bank is not to be required to evaluate the extent to which its customer has influence over a proposed guarantor, the only practical way forward is to regard banks as "put on inquiry" in every case where the relationship between the surety and the debtor is non-commercial. The creditor must always take reasonable steps to bring home to the individual guarantor the risks he is running by standing surety. As a measure of protection, this is valuable. But, in all conscience, it is a modest burden for banks and other lenders. It is no more than is reasonably to be expected of a creditor who is taking a guarantee from an individual. If the bank or other creditor does not take these steps, it is deemed to have notice of any claim the guarantor may have that the transaction was procured by undue influence or misrepresentation on the part of the debtor.

88. Different considerations apply where the relationship between the debtor and guarantor is commercial, as where a guarantor is being paid a fee, or a company is guaranteeing the debts of another company in the same group. Those engaged in business can be regarded as capable of looking after themselves and understanding the risks involved in the giving of guarantees."

23. Here, the relationship between debtor and guarantor was, on its face, non-commercial. The bank, as the judge held, was put on inquiry. The fact, that, as it happened, the undue influence which the judge found to have existed came not from Mr Owusu-Ansah (in effect the debtor) but from Mr Achampong (as one of the co-guarantors) did not the less put the bank on inquiry. Why Mr Achampong should have pressured his wife into executing the legal charge, as the judge held had happened and against which finding there is no appeal, is and must remain a matter of speculation. It may be no more than a coincidence that, shortly after the transaction was completed, Mr Achampong left this country for Ghana as did Mr Owusu-Ansah.
24. The bank's principal line of attack was on the judge's failure to find that, knowing that Mr Pallis was acting for all four defendants (including therefore Mrs Achampong), the bank was entitled to assume that Mr Pallis had discharged his duty to her by bringing home to her the consequences of executing a legal charge over the property. The fact that Mr Pallis may not have properly discharged his duty (assuming that he did not) or even that his retainer did not extend to advising her of the consequences of what she was being asked to do (assuming that it did not), could not prejudice the bank.
25. Relevant to this, said Ms Hayes on behalf of the bank, was the judge's reference at page 9 of his judgment to Mr Pallis saying in his evidence that, as solicitor for the four defendants, he was responsible for giving them advice and to Mr Berg's evidence that "we as a bank just assumed that the solicitor acting for them [the four defendants] will give them correct advice". Ms Hayes referred also to the correspondence passing between the bank and those representing the defendants, beginning with London Trust Securities' letter to the bank dated 30 June naming "the clients' [all four defendants'] solicitors". That letter, she said, was to be understood in the context of the offer letter from the bank which had asked for the name and address of the solicitors who would be acting for the defendants. The correspondence culminated in the action of the bank on 1 August in sending the loan cheque to Mr Pallis.
26. Ms Hayes submitted that, on a proper application of the principles established in Etridge (No 2), the bank was unaffected by notice of any undue influence that may have been exerted on Mrs Achampong in that it appeared to the bank that the Achampongs had the benefit of professional legal advice. The fact that Mr Pallis was acting for others, including in particular Mr Achampong and Mr Owusu-Ansah, as well as for Mrs Achampong could make no difference in principle. There is no requirement that the creditor should understand or insist that the wife is receiving legal advice independent of others involved in the transaction including, in particular, the person for whose benefit the transaction is being entered into. Unless the creditor knows or ought to know from information available to him that the wife has not in fact received the appropriate advice he is entitled to assume that she has been properly advised, even if, in fact, she is not separately advised or, if she is, if she has not been properly advised. The question, she said, is not what was actually happening as between Mr Pallis on the one hand and Mrs Achampong on the other but whether the bank could reasonably have thought that Mr Pallis was properly advising her. There was nothing to alert the bank to the possibility, let alone the fact, that Mr Pallis was not properly advising her.
27. In issue here is whether, when a lender is put on inquiry by the non-commercial relationship between surety and debtor - typically a wife who agrees to join in granting a charge over the jointly owned matrimonial home to secure her husband's borrowings - the lender will be able to avoid having constructive notice imputed to it of any impropriety by the debtor in procuring the surety's consent by showing that a solicitor acted for the surety notwithstanding that the solicitor also acted for the debtor in the transaction. Underlying this is that where a lender is put on inquiry, it must take reasonable steps to satisfy itself that the surety understands the practical implications of the proposed transaction. Etridge (No 2) makes clear that it is not necessary that the lender should conduct a personal meeting with the surety to explain these matters. Instead it is entitled to rely on the fact that the surety has had the benefit of independent legal advice about the transaction. It assumes that the lender has had no knowledge of any facts indicating to it or which ought to have indicated to it that the surety had not received the appropriate advice.
28. There was considerable discussion in Etridge (No 2) on whether it was necessary in such a case that the solicitor should act for the surety alone or whether he may also act for the debtor (or even for the lender as well). Lord Nicholls, with whose analysis of the general principles involved the other members of the House agreed (see paragraphs 3, 91, 100 and 192), concluded (his analysis was in the context of a bank extending credit to a husband for whom the wife acts as guarantor) that separate representation was not necessary and therefore that a solicitor could act for both husband and wife in the transaction (see paragraph 74). In reaching that view he stated (in paragraph 70) that the question could not be answered by reference to reported decisions and (in paragraph 71) that a simple and clear rule was needed, avoiding - as lacking any principled base and unworkable in practice - any distinction based upon whether the bank takes the initiative in requiring the wife to obtain legal advice or whether the bank deals throughout with solicitors already acting for husband and wife.
29. But the question also arose: what if the solicitor fails properly to advise the surety? To what extent would the lender be affected by this? To this, Lord Nicholls gave the following answer:

"78. In the ordinary case, therefore, deficiencies in the advice given are a matter between the wife and her solicitor. The bank is entitled to proceed on the assumption that a solicitor advising the wife has done his job properly. I have already mentioned what is the bank's position if it knows that this is not so, or if it knows facts from which it ought to have realised this is not so."

30. It is clear, however, that this is subject to an important qualification, namely that if, having been put on inquiry, it is to be protected, the bank must take steps to ensure, so far as practicable, that the wife has been properly advised independently by a solicitor. In paragraph 79, Lord Nicholls outlined what form those step should take. They were steps applicable to future transactions. For past transactions (including, therefore, the legal charge executed by Mrs Achampong) he said this:

"80. …In respect of past transactions, the bank will ordinarily be regarded as having discharged its obligations if a solicitor who was acting for the wife in the transaction gave the bank confirmation to the effect that he had brought home to the wife the risks she was running by standing as surety."

Indeed, even when a solicitor, apparently acting for a wife, does give such confirmation to the bank, it may be that the bank is not protected. See for example the features envisaged by Lord Scott in National Westminster Bank v Amin [2002] UKHL 9 at paragraph 24.

31. It is plain that such a confirmation was not forthcoming from Mr Pallis. Ms Hayes submitted, however, that the obtaining of such confirmation was a sufficient but not a necessary step. She pointed to the observation of Lord Nicholls (at paragraph 54 of Etridge (No 2), echoing what was said by Lord Browne-Wilkinson in O'Brien [1994] 1AC 180 at 196G) that:

"The furthest a bank can be expected to go is to take reasonable steps to satisfy itself that the wife has had brought home to her, in a meaningful way, the practical implications of the proposed transaction."

She referred to the Scottish case of Forsyth v Royal Bank of Scotland plc 2000 SLT 1295 in which it was held that a bank was entitled to infer from the fact that solicitors appeared to be acting for husband and wife in connection with the execution of a security over a jointly owned property to secure an advance in connection with the husband's business that the wife was properly advised as to the nature and consequences of the transaction. She referred also to a passage in the speech of Lord Clyde in Etridge (No 2) in which, after emphasising that the steps to be taken by a bank are essentially matters of banking practice for the banks themselves, that it was undesirable to be prescriptive about such matters and that the practices to be followed were not matters of ritual but sensible steps to secure that the personal and commercial interest of the parties involved were secured with certainty and fairness, Lord Clyde said this:

"95. …necessarily the precise course to be adopted will depend upon the circumstances. In the Scottish case of Forsyth v Royal Bank of Scotland plc 2000 SLT 1295 it appeared to the creditor that the wife had already had the benefit of professional legal advice. In such a case, it may well be that no further steps need be taken by the creditor to safeguard his rights. Of course if the creditor knows or ought to know from the information available to him that the wife has not in fact received the appropriate advice then the transaction my be open to challenge."

32. She submitted that the bank having "specified" (as she put it) in the offer letter dated 16 June that the borrowers must act by a solicitor, which they did, and, being under the impression from the correspondence passing between itself and Mr Pallis that Mrs Achampong had available to her legal advice from Mr Pallis acting as her solicitor, it was entitled, like the defendant bank in Forsyth, to proceed without being fixed with constructive notice of any undue influence. She pointed out that there was no evidence, and certainly no finding, that the bank knew that the position was otherwise or that it knew facts from which it ought to have realised that the position was otherwise. The bank, she submitted, had no need to take any further steps to protect itself. The judge, she submitted, was wrong to come to a contrary view.
33. I do not agree. The emphasis in Lord Nicholls' speech is that where, to avoid being fixed with constructive notice of undue influence or other wrongful conduct, a bank relies on the fact that a wife has had a solicitor acting for her in the transaction, it must have proper grounds for thinking that the solicitor has advised her on the risks she runs from entering into the transaction whether or not, in fact, the solicitor has properly discharged his duty to her. The particular steps outlined by Lord Nicholls in paragraph 79 of his speech as applying to future transactions are practical guidance to enable the bank to have reasonable grounds for believing that the wife has been properly advised by a solicitor. The underlying need - applicable as much to past as to future transactions - is for the bank to have taken reasonable steps to ensure that the nature of the risks to her arising out of the transaction have been brought home to her.
34. Previous decided authority had not been explicit in this respect. Indeed, in some cases it would appear that the mere fact that the bank knew that the wife had a solicitor may have sufficed to afford it protection. See, for example, Bank of Baroda v Rayarel [1995] 2FLR 376.
35. In my judgment, however, the House of Lords in Etridge (No 2) has now made clear that the fact alone that the bank knows that a solicitor is acting is not sufficient. Thus, Lord Hobhouse, who also examined the issue, described the problem thus:

"115. Another consequence of using solicitors is the risk of confusion about what the solicitor's role is to be. The solicitor will normally have been instructed by the bank to act for it. The solicitor will often already be acting for the husband. The solicitor may not be acting for the wife at all, let alone separately and independently from the solicitor's other clients. Similarly, the solicitor's instructions may simply be to explain to the signatories the character and legal effect of the documents. This is a low order of advice which can be given solely by reference to the formal documents to be signed. It is also important to appreciate that the solicitor's role may simply be to witness a signature. Such a role involves no necessary relationship whatsoever between the solicitor and the signatory. Indeed they may have or represent conflicting interests. The solicitor may simply have been instructed by one party to see and be prepared to provide evidence that the relevant document was signed and delivered by the other party. Seeing that a solicitor has witnessed a signature itself means nothing. Even when a solicitor is instructed to explain the character and legal effect of a document, he will not without more concern himself at all with the interests of the wife or whether she is accepting the obligations freely and with knowledge of the true facts. Under these circumstances it is scarcely surprising, as the facts of these cases and many others show, that wives are still signing documents as a result of undue influence. The involvement of a solicitor has too often been a formality or merely served to reinforce the husband's wishes and undermine any scope for the wife to exercise an independent judgement whether to comply …"

Lord Hobhouse then went on to consider what steps a bank should take to protect itself. He continued:

Given the state of the authorities since the speeches in O'Brien and Pitt were delivered and the need to provide fresh guidance, I agree that your Lordships should adopt the scheme spelt out by Lord Nicholls. The central feature is that the wife will be put into a proper relationship with a solicitor who is acting for her and accepts appropriate duties towards her. Likewise the bank or the lender must communicate directly with the wife to the end that that relationship is established and that any certificate upon which it may seek to rely is the fruit of such a professional relationship." (emphasis added)

It is true that Lord Hobhouse was there endorsing Lord Nicholls' practical steps for future transactions. But the underlying theme is the need, as Lord Hobhouse put it, for the wife to "be put in a proper relationship with a solicitor who is acting for her and accepts appropriate duties towards her".

36. Lord Scott took up the same theme in the following passages of his speech:

"167. In a number of cases a firm of solicitors has been acting for the husband in the transaction with the bank and has acted also for the wife in connection with the grant of the security to the bank. In many cases, the same solicitor acting for the husband and the wife has been asked by the bank to act for it in connection with the completion of the security. A number of questions arise - for instance

(1) Does the fact that, to the knowledge of the bank, a solicitor for is acting for the wife in the security transaction entitle the bank reasonably to believe that the solicitor will have given her an adequate explanation of the nature and effect of the security document she is to sign?

(2) If so, are there, in the ordinary case, ie where there is no special reason for the bank to suspect undue influence or other impropriety, any other steps that the bank ought reasonably to take?

(3) If the answer to question (1) is 'yes' and to question (2) is 'no', does the fact that the solicitor is also the husband's solicitor and is acting for the bank in arranging for completion of the security bar the bank from relying on the solicitor's role in acting for the wife?"

37. In the course of answering those questions Lord Scott said this:

"168. As to question (1), the duty of a solicitor towards his client is, in every case, dependant on the instructions, express or implied, that he has received from his client. A solicitor acting for a client in connection with a proposed transaction under which the client is to become surety or give security for the debts of another will not necessarily have instructions to advise the client about the nature and effect of the transaction. In most cases such instructions, if not express, would, I think, be implied; but it is at least possible that the circumstances of the solicitor's retainer would not require him to give such advice. So, in my opinion, knowledge by a bank that a solicitor is acting for a surety wife does not, without more, justify the bank in assuming that the solicitor's instructions extend to advising her about the nature and effect of the transaction …

171. A bank, proposing to take a security from a surety wife for whom a solicitor is acting, requires, first, confirmation that the solicitor's instructions do extend to advising her about the nature and effect of the transaction. Subject to that confirmation, however, the bank is, in my opinion, entitled reasonably to believe that the solicitor will have advised her on the matters to which I have referred and, accordingly, that she has had an adequate explanation and has an adequate understanding of the transaction. …

174. If the solicitor is acting also for the husband, his role presents a little more difficulty. It is, after all, the existence of the risk of undue influence or misrepresentation by the husband that requires the bank to be reasonably satisfied that the wife understands the nature and effect of the transaction. If there is some particular reason known to the bank for suspecting undue influence or other impropriety by the husband, then in my view, the bank should insist on advice being given to the wife by a solicitor independent of the husband (see Lord Browne-Wilkinson in O'Brien at p197). But in a case in which there is no such particular reason, and the risk is no more than the possibility, present in all surety wife cases, of impropriety by the husband, there is no reason, in my opinion, why the solicitor advising the wife should not also be the husband's solicitor. In the ordinary case, in my opinion, the bank is entitled to rely on the professional competence and propriety of the solicitor in providing proper and adequate advice to the wife notwithstanding that he, the solicitor, is acting also for the husband." (emphasis added)

38. Lord Scott's remarks were not directed simply to future transactions. One of the appeals before the House, UCB Home Loans Corporation Ltd v Moore, concerned a mortgage entered into in 1989. The mortgage was over the matrimonial home of the defendant, a Mrs Moore, and her husband. Mrs Moore's defence to UCB's possession claim was that her signature to the mortgage application form and her consent to the grant of the legal charge to UCB had been procured by the undue influence of and misrepresentations by her husband. UCB applied to strike out those parts of her defence that resisted a possession order. Central to UCB's application was that a firm of solicitors, Quiney & Harris, acted for the Moores in the transaction (the firm had been named in the mortgage application as the solicitors acting for them) and that UCB had believed that the solicitors had been instructed by, and were acting, for both Mr and Mrs Moore. UCB contended that if there had been undue influence or misrepresentation they had no notice of it. Mrs Moore denied, however, that the solicitors had been instructed by her or had given her any advice.
39. The strike out application, although it failed before the district judge, succeeded on appeal before the county court judge. An appeal against the judge's decision was dismissed by the Court of Appeal but Mrs Moore's further appeal to the House of Lords succeeded. For the purpose of the appeals, it was assumed that Mrs Moore's various assertions in her pleading were correct. In giving reasons for allowing the appeal Lord Scott (with whose reasons Lord Bingham agreed - see paragraph 4) said this:

"305. The Court of Appeal agreed with Judge Holden that Quiney & Harris's knowledge that they had given Mrs Moore no advice about or explanation of the legal charge could not be imputed to UCB. They agreed that there was nothing, in the circumstances, to put UCB on inquiry: per Stuart-Smith LJ: 'It was not necessary for [UCB] to give instructions to the solicitors to do what was already their duty; nor was it necessary to require certification that that has been done.'"

Lord Scott then observed that UCB was or should have been aware of a risk that Mrs Moore's apparent consent to the transaction might be tainted by undue influence or misrepresentation and that it was not to the point that Mrs Moore had never instructed the solicitors since UCB did not know that that was so. Moreover, he said, UCB were entitled to take the mortgage application form, containing Mrs Moore's signature, at its face value. Lord Scott then said this:

"307. But the problem is that UCB did not know what Quiney & Harris's instructions were and had no reason to assume that their instructions extended to giving Mrs Moore advice about the nature and effect of the legal charge. The instructions may have been no more that to agree the form of the security documents and make arrangements for them to be executed. Quiney & Harris gave UCB no indication that they had given Mrs Moore any such advice and in fact they had not done so. In my opinion, therefore, on the evidence as it now stands UCB failed to take reasonable steps to satisfy itself that Mrs Moore understood the nature and effect of the legal charge."

40. Lord Hobhouse gave his own reasons (with which Lord Nicholls agreed: see paragraph 90) for allowing Mrs Moore's appeal. He said this at paragraph 127:

"The lender did not obtain any assurance that the wife had received independent advice before signing. It is the wife's case that she received no advice at all. This is a disturbing case. It may turn out (if there is a trial) that the wife is an unreliable witness and that her case cannot be accepted. But, for present purposes, the lender's case has to depend wholly upon an estoppel arising from her having signed the application form in blank and, it is argued, an inference that she had been separately advised as an independent client by the solicitor. I do not believe that this is sound basis for disposing of this case without a trial. The true facts need to be known. She was the victim of misrepresentation; the solicitors purported to act on her behalf without any authority to do so; the only document which the lender saw did not suggest anything other than a joint retainer; the lender never checked the position with the wife or sought any confirmation that she was being separately advised." (emphasis added)

(Lord Clyde agreed that Mrs Moore's appeal should be allowed but gave no separate reasons for saying so.)

41. I would summarise the position in this way. The bank was put on inquiry by Mrs Achampong's offer to join in granting a charge over the property to secure the loan to Owusu-Ansahs. Having been put on inquiry the bank had to take reasonable steps to satisfy itself that Mrs Achampong's consent to the transaction was properly obtained. If it failed to take such steps, it would be taken to have constructive notice of the right of Mrs Achampong (if established on the evidence) to have the transaction set aside. It is a question of fact whether in such a situation a creditor in the position of the bank has taken reasonable steps. Following the decision of the House of Lords in Etridge (No 2) it is not in general enough that the bank knows merely that the wife has a solicitor acting for her; that would not normally be sufficient to constitute the taking of reasonable steps to ensure that the nature of the risks to her arising out of the transaction have been brought home to her. On the other hand, in the absence of special circumstances, it would be sufficient if the bank knew that the wife's solicitor had been instructed to give independent advice to her on the nature and effect of the transaction and had received confirmation that such advice had been given.
42. The question then is whether the bank had reason to assume that Mr Pallis's instructions extended to giving Mrs Achampong advice about the nature and effect of the legal charge over the property and that his role was not simply to agree the form of the legal charge and other security documents and attend to their execution. There is nothing in the judge's findings, and Ms Hayes has not suggested otherwise, to indicate that the bank had any knowledge of what Mr Pallis's instructions were or any reason to assume that their instructions extended to giving Mrs Achampong advice about the nature and effect of the legal charge. It was not a requirement of the offer letter dated 16 June that Mrs Achampong be independently advised about the nature and effect of the transaction. It was not even a requirement that solicitors be instructed: the letter merely assumed they would be and asked to be informed of their name and address. Although the bank understood - and the judge found - that Mr Pallis acted for the four defendants, there was nothing in the communications which passed to suggest that the bank was told that Mrs Achampong had been independently advised. The bank's only requirement of Mr Pallis, in its letter dated 14 July, was with the form and execution of the security documents, including the legal charge, and a query over whether an earlier second mortgage of the property had been discharged.
43. In my judgment, on the evidence before him, the judge was correct to hold that the bank had not done sufficient to avoid having constructive notice of any undue influence or other misconduct concerned with the obtaining of Mrs Achampong's execution of the legal charge. It follows that the bank's principal line of attack fails.
44. Ms Hayes also submitted that, contrary to the judge's conclusion, Mrs Achampong was indeed properly advised by Mr Pallis. The facts - as found by the judge - relevant to his conclusion on this issue was as follows.
45. On 21 July 1989, Mr Pallis wrote to the Achampongs asking them to attend at his offices to sign the legal charge. He asked them to bring along proof of their identity. He had not seen them before. Indeed, all of his instructions had come from Mr Owusu-Ansah. In his letter of 21 July Mr Pallis went on to suggest that, as they were mortgaging their property for Mr and Mrs Owusu-Ansah, they should reach a separate agreement with them "to cover the monies" in question. He warned that, in the absence of such an agreement, which, he advised, should be registered at the Land Registry, there would not be a record of the transaction and "there may be difficulties later on with whatever arrangements you reach". A day or so later the Achampongs together with Mr Owusu-Ansah had a meeting with Mr Pallis at which, according to an attendance note made by Mr Pallis, they signed the documents. The attendance note stated that "they again said that it was an arrangement between them and Mr Owusu and that they had no problems with it". Mr Pallis then sent the legal charge duly executed to the bank.
46. But, as the judge described it in his judgment, "it is obvious that by then [26 July] Mr Pallis was getting cold feet". He deduced this from a letter which Mr Pallis sent the Achampongs the next day, 27 July 1989. The letter read as follows:

"We refer to your attendance at our offices on 22nd July 1989 when you signed the mortgage deeds in relation to the re-mortgage with First National Bank.

As we advised we have previously written to you on 21st July and we handed a copy of that letter to you when you attended on 22nd July. We feel you should receive independent legal advice on the question of this re-mortgage. This means that you should attend at a solicitors and discuss the documents you have signed.

We would also strongly suggest that it is in your interest to safeguard the monies which we understand you are handing to Mr Owusu by way of the re-mortgage. We will not hand the money to Mr Owusu until we have confirmation that you have considered this letter and decided whether or not you are seeking independent legal advice."

47. The next day, Mr Pallis wrote a further letter to the Achampongs and Mr Owusu-Ansah asking them to attend at his offices to sign a further document. That was a reference to a life policy. On 31 July, there was a handwritten letter from the Achampongs to Mr Pallis, which was as follows:

"We refer to our attendance at your office this morning to sign a life policy document and further to your advice to us in respect of the monies which we are handing to Mr Owusu-Ansah as per re- mortgage of the above property.

We sincerely have decided that both have understood every document signed and confirmed freely in handing over the monies to Mr Owusu-Ansah without any prejudice."

48. There was also another letter from the Achampongs, also in handwritten form, this one dated 2 August which was as follows:

"We wish to confirm that the net amount of £50,000 … ie the total amount of £51,5000 less £1500 being administrative expenses due to the bank being borrowed from the First National Bank should be paid to Mr A K Owusu-Ansah."

49. The previous day Mr Pallis had received from the bank a draft for £49,850 made out in his firm's favour. On 2 August 1989, he wrote to the Achampongs enclosing a completion statement together with a cheque for £49,621.25. He delivered by hand the cheque and its accompanying letter.
50. It is plain that Mrs Achampong was never separately advised by Mr Pallis. He dealt with Mr and Mrs Achampong together. Even then there is nothing to suggest that he advised what the consequences were of the transaction into which they were entering. Instead, he appears to have taken the line of advising the Achampongs that they should obtain independent legal advice from elsewhere. There was no finding that they did.
51. The judge referred (at page 15 of his judgment) to an assertion by Mr Pallis in his witness statement that:

"I am satisfied that I took all reasonable steps to ensure that Mr and Mrs Achampong knew the consequences of what they were signing and knew the implications thereof. I did see them in person. I did write to them and advise them to enter into a separate agreement with Mr Owusu-Ansah, and if necessary, to take further independent legal advice. I treated them as my clients and Mr Owusu-Ansah as someone who introduced them to me."

The judge did not accept that assertion. Instead he concluded:

"There is nothing to suggest that Mr Pallis gave independent advice to Mrs Achampong or asked her to seek independent legal advice of the kind required to bring home to her the risk of mortgaging the property and consequently losing her home …

In my judgment, she [Mrs Achampong] is quite right in saying in her evidence that what advice she got was simply directed not at the risk of losing her home or of seeing a solicitor to advise her independently or separately from her husband, but simply the consequences of what could happen in a situation where Mr Owusu-Ansah was the primary borrower and the manner in which they should protect themselves."

52. In my view, the judge having heard the evidence (in particular Mr Pallis and Mrs Achampong) was entitled to come to those conclusions. This further ground of attack also fails. It therefore follows that the first ground of appeal fails.

The second ground of appeal

53. As I have mentioned the judge did not give any reasons for dismissing the bank's alternative case. Even if, as he found, Mrs Achampong was not bound by the legal charge, it is not correct to say, as Mr Adenekan on behalf of Mrs Achampong contended, at any rate in his skeleton argument, that the legal charge should be regarded as having no effect at all and should be set aside not only as against Mrs Achampong but as against Mr Achampong as well.
54. In my judgment the legal charge, although ineffective as against Mrs Achampong, was apt to achieve two things: first, to create an equitable charge in the bank's favour over Mr Achampong's beneficial share in the property to secure, so far as the share was able, the bank's advance; and, second, as a consequence of the first and assuming that the Achampongs did not already hold as beneficial tenants in common, a severance of the beneficial joint tenancy subsisting in relation to the property. See Ahmed v Kendrick and anr (1987) 56 P&CR 120 in which the Court of Appeal followed the view of Lord Wilberforce in Williams & Glyn's Bank v Boland [1981] AC 487 at 507 that Cedar Holding Ltd v Green [1981] Ch 129 was to be regarded as wrongly decided. In Ahmed v Kendrick, the husband had forged the wife's signature on a transfer to a purchaser. The Court of Appeal (Slade and Nicholls LJJ) held that the transfer, although ineffective to affect the wife's share, was nevertheless effective on the true construction of section 63(1) to sever the beneficial joint tenancy of the husband and wife in the property and to pass to the purchaser all of the equitable interest under the trust for sale which the husband had power to convey. Similarly here. Section 63(1), which applies as much to a mortgage or legal charge as to a conveyance (or transfer), was apt to ensure that the legal charge in this case was effective to create an equitable charge in the bank's favour over Mr Achampong's beneficial half-share of the property and thus to sever any beneficial joint tenancy of himself and Mrs Achampong in the property. The judge was therefore wrong to dismiss the bank's alternative case.

The third ground of appeal

55. Having regard to the judge's conclusions on the other issues, the question of any exercise of discretion under section 14 of the 1996 Act (ie whether to make an order for sale and if so on what terms) did not arise. But the judge said that he would have refused to exercise his discretion anyway. After referring to section 15(1) of the 1996 Act, which sets out the matters to which the court is to have regard in determining an application for an order under section 14, he said this:

"Nor am I prepared to make an order of sale under section 14 of the Trusts of Land and Appointment of Trustees Act 1996. It is accepted that the power under section 15 is discretionary. I do not accept for one moment that it is (as submitted by Ms Hayes) 'unfair to the claimant to condemn it to go on waiting for its money with no prospect of recovery from the borrower'.

The fact remains that the bank started these proceedings in 1993 with a debt of some £63,000 which because of their own inaction has allowed it to rise to some £180,000. A sale would deprive Mrs Achampong of her home and the home of her children and grandchildren, with one handicapped child. She has paid some

£13,000 off the original debt when she was threatened with the loss of her home. As for Mr Achampong and Owusu-Ansah, money judgments had been obtained against them, the amounts to be assessed. I have no evidence whatever that there is no prospect of recovering from them.

I therefore refuse to exercise my discretion under section 15 even if I had power to do so …"

56. The matters referred to in section 15(1) are:

"(a) the intentions of the person or persons (if any) who created the trust,

(b) the purposes for which the property subject to the trust is held,

(c) the welfare of any minor who occupies or might reasonably be expected to occupy any land subject to the trust as his home, and

(d) the interests of any secured creditor of any beneficiary."

57. Ms Hayes submitted that the judge's exercise of discretion was open to challenge for the following reasons. First, he wrongly attached weight to the bank's delay in pursuing its claim; second, he failed to recognise that, following Mr Achampong's departure to Ghana in 1989 and certainly since the cessation of any further contact between him and Mrs Achampong from 1994 onwards, the purpose for which the property is held, namely as their matrimonial home, had come to an end; third, although section 15(1)(c) is capable of extending to the welfare of occupying grandchildren who are minors, there was no evidence before the court directed to the welfare of Mrs Achampong's grandchildren who, it was accepted, were in occupation of the property; fourth, he failed to have regard to the interests of the bank as a secured creditor (and in effect the person beneficially entitled to the other half-share in the property) in that, by refusing the sale, he condemned the bank to carry on waiting for its money with no prospect of recovery and with its debt increasing all the time; fifth, he was wrong to attach weight to any prospect of recovery from Mr Achampong and/or Mr Owusu-Ansah.
58. Mr Adenekan, in support of the judge's refusal to exercise his discretion to order a sale, submitted that the purpose for which the property was held, and the intention of Mr and Mrs Achampong in creating the trust, was that it should be their matrimonial home. He submitted that, despite their separation, it was not clear that the Achampongs might not one day resume their married life together since they were still man and wife. But in any event, he said, the property was acquired not just as a matrimonial home for Mr and Mrs Achampong but also as a home for their family. This purpose was still capable of achievement not least since two of the three children of the marriage were still living there, along with Mrs Achampong and the three infant children of the elder daughter, Rosemary. Although Rosemary is herself an adult, she continues to live in the property and is a person under mental disability. He referred also to the fact (as accepted by the judge) that Mrs Achampong had made a payment (of £13,000) to the bank after her husband's departure and to the absence of any evidence that there was no prospect of recovery from Mr Achampong and Mr Owusu-Ansah.
59. Mr Adenekan also submitted that as Mrs Achampong was in actual occupation of the property she had an overriding interest in it within the meaning of section 70(1)(g) of the Land Registration Act 1925 to which interest the bank's equitable charge over Mr Achampong's half share was subject. The consequence, he submitted, was that the court could not make an order which would deprive her of possession. He referred to Williams & Glyn's Bank Ltd v Boland. Finally he submitted that the decision in Thomas Guaranty Ltd v Campbell & ors [1985] 1QB 210 should lead the court to refuse to make an order.
60. In my judgment, to deal with the two last matters first, the references to section 70(1)(g) and to the decision in Williams & Glyn's Bank Ltd v Boland are not in point. Mrs Achampong's half-share in the property is protected by her registration as one of the joint proprietors of the freehold estate in the property. It is a misconception to refer to her interest as an overriding interest. Nor is Thomas Guaranty Ltd v Campbell in point. That case concerned whether the court should order a husband to execute a charge on his interest in a property in circumstances where he had agreed to give an equitable charge but where his wife, a co-owner of the property, had not. That case has no bearing on the exercise of any discretion under section 14.
61. I come then to the particular reason given by the judge in explanation of why he would not have ordered a sale. Although the exercise of a discretion of this kind must turn on the particular facts of the case, I find valuable what was said in Bank of Ireland Home Mortgages Ltd v Bell & anr [2001] 2AER (Comm) 920. In that case the husband was found to have forged his wife's signature on various documents pertaining to the mortgage of their matrimonial home. The husband had left the property by the time possession proceedings were brought by the claimant bank following default under the terms of the mortgage. The judge below held that the bank had an equitable charge on the husband's share in the property to secure the sums which it had lent but he refused to order a sale. In coming to that conclusion the judge took into account the fact that the property was purchased as the family home, that it was still occupied by the wife and her son and that the wife was in poor health. He also took into account the fact that there was a second charge. There had also been several years of delay between the commencement of the possession proceedings and the matter coming on for trial. The refusal of the judge to order a sale was the subject of an appeal. Giving the principal judgment, Peter Gibson LJ (with whom Sir Christopher Staughton agreed) held that, as the husband and wife were divorced by the time of the hearing before the judge, the use of the property as a family home, (treating the matter as relevant to section 15(1)(a) or to section 15(1)(b)) had ceased to be operative. He also disregarded as irrelevant the fact that there was a second charge. He then went on to consider the bank's position as an equitable mortgagee of the husband's beneficial share of the property. He said this:

"31. Prior to the 1996 Act the courts under s30 of the Law of Property Act 1925 would order the sale of a matrimonial home at the request of the trustee in bankruptcy of a spouse or at the request of a creditor chargee of a spouse, considering that the creditors' interest should prevail over that of the other spouse and the spouse's family save in exceptional circumstances. The 1996 Act, by requiring the court to have regard to the particular matters specified in s15, appears to me to have given scope to some change in the court's practice. Nevertheless, a powerful consideration is and ought to be whether the creditor is receiving proper recompense for being kept out of his money, repayment of which is overdue (see Mortgage Corporation Ltd v Lewis Silkin (25 February 2000, unreported)). In the present case it is plain that by refusing sale the judge has condemned the bank to go on waiting for its money with no prospect of recover from Mr and Mrs Bell and with the debt increasing all the time, that debt already exceeding what could be realised on a sale. That seems to me to be very unfair to the bank.

32. … Mr de la Rosa also pointed to the bank's delay in the prosecution of the present proceedings, during which time the debt owed to the bank has increased. But it hardly lies in Mrs Bell's mouth to complain, given that she has had the benefit of continuing to occupy the property without paying any interest to the bank, which largely funded the purchase of the property."

62. So also here. The effect of refusing a sale is to condemn the bank to wait - possibly for many years - until Mrs Achampong should choose to sell before the bank can recover anything. In the meantime its debt continues to increase. (It was £180,000 at the date of the trial as against a value of the property of £195,000.) Nor does it lie with Mrs Achampong to complain of delay since she has had the use of the whole property in the meantime. True it is that, as the judge found, she made a single payment of £13,000 sometime before February 1994 (she refers to the payment in an affidavit that she swore at that time). But that sum can be brought into account on a division of the proceeds following sale.
63. Nor, in my view, is it a consideration of any weight that the bank has not taken steps to recover anything from Mr Achampong or Mr Owusu-Ansah. Those two persons are now in Ghana. There is no evidence as to their wealth or as to the steps open to the bank to pursue them in Ghana with a view to recovering anything from them. Given their default over many years, it is entirely possible that they are substantially without means. It was for Mrs Achampong to adduce evidence to suggest otherwise if she was to place reliance on this as a relevant consideration.
64. It follows that the exercise of discretion by the judge is plainly open to review: he failed to take into account under section 15(1)(d) the bank's position as an unpaid creditor entitled, in the events that have happened, to the whole of Mr Achampong's half share; he wrongly attached weight to the bank's delay in pursuing these proceedings; failing any evidence relevant to the matter, he was wrong to attach any weight to the bank's failure to pursue Mr Achampong and/or Mr Owusu-Ansah in Ghana.
65. Over and above that, I regard it as plain that an order for sale should be made. Prominent among the considerations which lead to that conclusion is that, unless an order for sale is made, the bank will be kept waiting indefinitely for any payment out of what is, for all practical purposes, its own share of the property. While it is relevant to consider the interests of the infant grandchildren in occupation of the property, it is difficult to attach much if any weight to their position in the absence of any evidence as to how their welfare may be adversely affected if an order for sale is now made. It is for the person who resists an order for sale in reliance on section 15(1)(c) to adduce the relevant evidence. Insofar as the Achampongs' intention in creating the trust of the property was to provide themselves with a matrimonial home, and insofar as that was the purpose for which the property was held on trust, that consideration is now spent. Given the many years' absence of contact between Mr and Mrs Achampong, the fact that there has not yet been a divorce cannot disguise the reality that theirs is a marriage which has effectively come to an end. The possibility, therefore, that the property may yet serve again as the matrimonial home can be ignored. Insofar as the purpose of the trust - and the intention of the Achampongs in creating it - was to provide a family home and insofar as that is a purpose which goes wider than simply the provision of a matrimonial home, I am unpersuaded that it is a consideration to which much if any weight should be attached. The children of the marriage have long since reached adulthood. One of them is no longer in occupation. It is true that the elder daughter, Rosemary, is a person under mental disability and remains in occupation but to what extent that fact is material to her continued occupation of the property and therefore to the exercise of any discretion under section 14 is not apparent.
66. In all of the circumstances, I would exercise the discretion by ordering a sale of the property to enable the bank to realise its charge over Mr Achampong's beneficial half-share. What practical steps need to be taken to achieve a sale, and what directions should therefore be made, are matters, in my view, which can best be left to the county court to determine. This assumes, as I take to be the case, that there is no realistic prospect of Mrs Achampong acquiring the half share in the property which now stands charged to the bank.

Lady Justice Arden:

67. I agree.
Order: Appeal allowed in part, dismissed in part. No Order as to costs. (Order does not form part of the approved judgment)