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Ready to buy a new home? Failing to check that a lawyer is on the LiveMoreCapital list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the LiveMore Capital Conveyancing Panel? How can my firm be reinstated onto the LiveMore Capital Conveyancing Panel?Find an Approved Solicitor on the LiveMore Capital Conveyancing Panel
FAQs : The LiveMore Solicitor Panel
Am I correct in assuming that the fact that my conveyancer is not on the LiveMore Solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. 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 most common reasons for removal are: (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 LiveMore.
Our son-in-law is purchasing a new build apartment with a home loan from LiveMore. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the LiveMore conveyancing panel as a standard part of the process, and to the valuer when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the LiveMore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Whilst your website is a good idea there are many lawyers listed near Newcastle on the LiveMore conveyancing panel. Can you recommend a specific firm on the LiveMore approved panel?
We are not in the business of recommending one firm above another 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. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
My aunt 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 £4500. I want to transfer the title deeds into my name whilst I re-mortgage to LiveMore , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then LiveMore will insist on your using a conveyancer on the LiveMore 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 LiveMore 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 LiveMore mortgage is registered as a charge at the Land Registry.
Are all conveyancing solicitors on the LiveMore conveyancing panel regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the LiveMore conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
My brother and I have agreed a price on a flat I spoke to a lawyer recommended by my mum and he advised using a solicitor approved by LiveMore. The estate agent recommended two local firms so I asked LiveMore if the 2 suggested solicitors are approved, which they are not. LiveMore 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 LiveMore 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Enquire of LiveMore for conveyancing panel firms in your area. Most banks have lawyers on their panel throughout the UK. You can also use our search tool at the top of this page to search for a lawyer on the LiveMore 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 LiveMore conveyancing panel as it may only take about 2-3 weeks. As long as they meet LiveMore’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.
For 5 years I had a mortgage with LiveMore. My grandfather retired last week and wants to pay off the mortgage left on the property. After LiveMore is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the LiveMore conveyancing panel? I do not intend to live at the property once the LiveMore mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the LiveMore panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
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Transfer of Equity for LiveMorePlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors