Find a Lawyer on the LiveMore Capital Solicitor Panel

It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said, UK Finance have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.

No. There is no such tool on the UK Finance or Building Society Association websites. Very few lenders make their panel listings available online.

As a firm of solicitors, in order to be on the LiveMore conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).

Many lenders operate a restricted conveyancing panel, while others allow any solicitor to join so long as they meet the lender's criteria. Each lender sets its own requirements. For example, the LiveMore conveyancing panel requirements differ from those of other lenders.

Some lenders take longer than others. Have LiveMore done the valuation? Have you advised LiveMore as your lawyers details and checked that your lawyer is on the LiveMore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through

As you are obtaining a mortgage with LiveMore your lawyer must to check the LiveMore conveyancing instructions contained in the Part 2 of the UK Finance Mortgage Lenders' Handbook for LiveMore. The UK Finance Mortgage Lenders' Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to LiveMore where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. UK Finance are developing guidance for Northern Ireland and Scotland.

If you are getting a mortgage with LiveMore involved you will need to appoint a solicitor on the LiveMore conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to LiveMore. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the LiveMore conveyancing panel.

It would be sensible to have your start your search soon rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with LiveMore, ask your prospective lawyers check they are on the LiveMore conveyancing panel otherwise they can't do the mortgage legal work.

If you have finished paying off your LiveMore mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the LiveMore mortgage from the register. LiveMore,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the LiveMore has sent the Land Registry the discharge electronically, and the LiveMore has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your LiveMore mortgage has been paid off.

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.

It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with LiveMore you will need to appoint a solicitor on the LiveMore conveyancing panel.

LiveMore must be informed of your intention before renting your property as this is likely to be a breach of LiveMore's mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact LiveMore directly. It should not be necessary to do this via a LiveMore conveyancing panel solicitor.

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.

As long as the conveyancer is on the LiveMore panel she or he must comply with the UK Finance Mortgage Lenders' Handbook requirements for LiveMore. Unless your lawyer obtains specific confirmation in writing that LiveMore will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask LiveMore to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.

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. or 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.

The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up LiveMore or your broker and complete any relevant paperwork. LiveMore will tell you what documents they want. LiveMore 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. LiveMore 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.

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and LiveMore are the client. A precondition to being on the LiveMore approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on LiveMore). The UK Finance Mortgage Lenders' Handbook conditions require your lawyer to disclose issues such as defects will the lease so that LiveMore 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.

A precondition to being on the LiveMore approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on LiveMore) which do require that your lawyer disclose any incorrect assumptions in the lender's valuation report and the legal papers. 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.

One of the many conditions to being on the LiveMore approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on LiveMore)which states that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called 'search validation' indemnity insurance is acceptable to LiveMore.

Any lawyer on the LiveMore conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in LiveMore's Part 2 requirements of the UK Finance Mortgage Lenders' Handbook (last updated on LiveMore). Being on the LiveMore conveyancing panel your lawyer is expect to follow these requirements.

First, rest assured that your LiveMore conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to LiveMore.This is solely used to protect the LiveMore if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.

It does not impact your son's right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of LiveMore had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Your lawyer being on the LiveMore conveyancing panel is duty bound to inform LiveMore of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to LiveMore then they would have to discontinue acting for you and LiveMore.

The most common options here are as follows:

1. Complete the purchase with your existing solicitors but LiveMore will need to instruct a lawyer on the LiveMore conveyancing panel. This will result in additional cost and potential delay.
2. Get a new solicitor to act in the purchase, obviously checking they are on the LiveMore conveyancing panel.
3. Urge your lawyer to apply to join the LiveMore lender panel

The best course of action for you to take is to contact your lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a firm that is on the conveyancing panel for LiveMore.

LiveMore's conveyancing panel is, like many other lenders associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of law firms had been removed from a lender panel. The top reasons in order 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. We are not aware of the specific or common criteria for removal by LiveMore

The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the LiveMore conveyancing panel You may wish to enlist the help of your broker to check with the LiveMore as to how long they think it will take to get the firm to get back on the panel.

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.

LiveMore's conveyancing panel is pretty large so your best bet is just to check with the firms you are getting quotes from whether they are on it. You can search by postcode on the search tool on this site to find solicitors that LiveMore will allow to act for them.

Ordinarily, even if your lawyer is not on the LiveMore conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

You can use any solicitor you like but LiveMore then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the LiveMore solicitors panel

The fact that your lawyer is on the LiveMore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side's solicitors. The time taken is often determined by the number of parties in a chain

This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local LiveMore branch or your mortgage broker to see if they can assist.

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.

Feel free to make use of the find a conveyancing panel tool on this page. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the LiveMore solicitor panel.

As opposed to ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in.

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the LiveMore conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the LiveMore solicitor panel.

Unfortunately it's not apparent why you need a LiveMore panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to LiveMore to find out which solicitors in LiveMore are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month

The firms themselves provide us confirmation that they are on the LiveMore conveyancing panel as opposed to being supplied with a list from LiveMore directly.