Q and A’s regarding the LiveMore Conveyancing Panel from members of the public
My financial adviser has has requested my solicitor’s panel member for the LiveMore conveyancing panel. What is the best way to obtain this. I have e-mailed my local LiveMore office but they don't know it.
Have you tried speaking to your lawyer about this?. They should have a central record lender panel numbers including the LiveMore panel reference.
My nephew is about to exchange on a house that has just been built with a home loan from LiveMore. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
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 surveyor when requested.
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.
Your search tool is useful but there are many lawyers listed near Chelsea on the LiveMore conveyancing panel. Can you recommend a specific firm on the conveyancing panel for LiveMore ?
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..
I am considering remortgaging my property does my lawyer have to be on the LiveMore Solicitor panel?
In theory, you could use a solicitor that is not on LiveMore conveyancing panel, but LiveMore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Is it the case that all solicitor firms on the LiveMore conveyancing panel regulated by the SRA?
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).
I am buying a property where the roof has a solar panel. LiveMore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with LiveMore your lawyer must to check the LiveMore conveyancing instructions contained in the Part of CML Handbook for LiveMore . The CML 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. Requirements for Scotland are due in the near future.
I have instructed a lawyer having made sure that they are on the LiveMore conveyancing panel. Does my lawyer arrange the survey of the property?
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I've digested plenty of house buying,I note that they all recommend that you should 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.
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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.