Hodge Life Conveyancing Panel : Questions and Answers
from members of the public
How easy is it to change a solicitor as I need to find one who is on the Hodge Life conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
We are getting closer to an exchange and my mum and dad having sent the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender Hodge Life. I am advised that, being on the Hodge Life conveyancing panel and acting on their behalf he must inform Hodge Life if the balance of the mortgage advance is not just from me. I advised the bank about my parent’s contribution when I applied for the home loan so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with Hodge Life to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Hodge Life if you agree, failing which, your lawyer must cease to continue acting.
Your search tool is useful but there are many lawyers listed near Coventry on the Hodge Life conveyancing panel. Can you recommend a specific firm on the conveyancing panel for Hodge Life ?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
Can you clarify what the consequences are if my solicitor is expelled from the Hodge Life Conveyancing panel prior to the completion date?
The first thing to point out is that, this is a very rare occurrence. 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.
Can you point me to a directory of Hodge Life panel solicitors on the CML Handbook 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.
I previously instructed online conveyancers based in Manchester who are on the Hodge Life solicitor panel. They are now charging me a separate fee of £175 for the legal aspects of the Hodge Life mortgage. Is this an additional conveyancing fee set by Hodge Life?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Hodge Life but by your lawyers. Some firms on the Hodge Life will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Hodge Life be concerned
Given that your lender is Hodge Life your lawyer must to check the Hodge Life conveyancing instructions contained in the Part of CML Handbook for Hodge Life . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Hodge Life 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.