Find an Approved Solicitor on the LiveMore Capital
Q and A’s regarding the LiveMore Conveyancing Panel
I need to swap lawyers as my lawyer is not on the LiveMore panel of conveyancing solicitors. 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.
I am purchasing a newly built duplex and my solicitor is advising me that she has to reveal incentives from the builder as her practice is on the LiveMore conveyancing panel. The Estate Agents are hassling me to exchange and I have no desire to delay the conveyancing. is my lawyer taking the correct approach?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the LiveMore approved panel is to comply with the CML Handbook requirements (last updated for this lender on LiveMore). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Your search tool is useful but there are many lawyers listed near Newcastle on the LiveMore conveyancing panel. Can you recommend a specific firm on the LiveMore approved panel?
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..
My aunt passed away 10 months ago and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £8000. 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.
I previously instructed online conveyancers located in Bristol who are on the LiveMore solicitor panel. They have just invoiced me a separate fee of £150 for the legal aspects of the LiveMore mortgage. Is this an additional conveyancing fee specified by LiveMore?
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 LiveMore but by your lawyers. Some firms on the LiveMore will charge an ‘acting for lender’ fee and others do not.
Can I register a complaint to LiveMore about the lawyers being on the LiveMore conveyancing panel?
There is little point in complaining directly to LiveMore. All solicitors and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is properly dealt with by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
After shopping around on the internet I have found a solicitor having checked that they are on the LiveMore conveyancing panel. Does my lawyer arrange the survey of the property?
I've read lots of mortgage guides,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the LiveMore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
LiveMore will need an independent valuation of the property. Your lawyer will not arrange this. Usually LiveMore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with LiveMore you could contact your them to see if they have a list of approved surveyors.