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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
LiveMore Conveyancing Panel Recently Asked Questions
Am I correct in assuming that the fact that my conveyancer is not identified on the LiveMore Solicitor panel that there is a problem with the standard of his work?
That would more than likely be a wrong assumption to make. 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 top 3 reasons are as follows: (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.
Much to my surprise my lawyer has informed me that he requires ID documents stating that this forms part of his retainer as a solicitor on the LiveMore Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with LiveMore your lawyer also has to check ID documents to satisfy LiveMore
Do I need to pop into the offices of the LiveMore conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Leeds
so that I can pop in to their offices when needed.
Whereas this was necessary twenty 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 Leeds
.
I am selling my house. Does my solicitor have to be on the LiveMore conveyancing panel in order to deal with paying off my mortgage?
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.
My husband and I are at the point of looking at flats and am about to put in an offer. Is it best to have a conveyancer on ‘stand by’? I I am planning to take a mortgage with LiveMore
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.
I have today made my last payment due on mortgage with LiveMore. I assume I don't need a solicitor on the LiveMore panel to remove the mortgage at the Land Registry. Am I right?
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.
I am currently in the process of buying my council flat. I have a mortgage offer with LiveMore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
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.
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Transfer of Equity for LiveMorePlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors