Frequently asked questions relating to the Hodge Life Conveyancing Panel from members of the public
What is the rationale as to why all solicitors are not on the Hodge Life Solicitor panel?
Even though it may seem unfair for Hodge Life 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 Hodge Life have restricted their conveyancing panel to a manageable size. The Hodge Life solicitor panel is not the most restricted
Our lawyer has discovered a defect with the lease for the property we are buying. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that as he is on the Hodge Life conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or Hodge Life?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Hodge Life are the client. A precondition to being on the Hodge Life approved panel is to comply with the CML Handbook requirements (last updated for this lender on Hodge Life). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Hodge Life 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.
Do lenders provide you with an approved list of solicitors? How do you know who is on the Hodge Life conveyancing panel?
The firms themselves provide us confirmation that they are on the Hodge Life conveyancing panel as opposed to being supplied with a list from Hodge Life directly.
My conveyancers in Newcastle have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with Hodge Life. Is it case that being on the Hodge Life conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Hodge Life Conveyancing Panel Terms. It might be worth you contacting Hodge Life directly.
Is there a list of Hodge Life panel solicitors on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online.
My brother and I have had an offer accepted on a apartment I spoke to a solicitor recommended by my dad and he recommended using a property lawyers approved by Hodge Life. The estate agent recommended two local firms so I asked Hodge Life if the 2 suggested solicitors are approved, which they are not. Hodge Life pointed out that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Hodge Life 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Hodge Life to suggest a law firm in your location. Lenders have them all over the country. You can also use our search tool at the top of this page to search for a lawyer on the Hodge Life conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Hodge Life conveyancing panel as it may only take about 2-3 weeks. As long as they meet Hodge Life’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
Hodge Life have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Hodge Life or your broker and complete any relevant paperwork. Hodge Life will tell you what documents they want. Hodge Life will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Hodge Life will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.