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My financial adviser has informed me that I have to pay LiveMore fees should I instruct my family lawyer. How good are the LiveMore conveyancing panel solicitors? I'm happy to use any solicitor in the country TBH as long as they're good and not exorbitantly priced. Would you recommend a specific law firm on the LiveMore panel?
LiveMore’s conveyancing panel is pretty large so it would be advisable to check with the firms you are getting quotes from that they are on the panel. You can search by postcode on the search tool on this site to find solicitors that LiveMore will allow to act for them.
I am due to move into my new home next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as he informs me that he is duty bound to validate that it is in order for LiveMore. What does the insurance need to cover?
All property lawyers 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 CML Handbook (last updated on LiveMore). Being on the LiveMore conveyancing panel your lawyer is expect to follow these instructions.
I require the services of a LiveMore panel solicitor in Inverness. Could you help me?
It is not clear 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
My lawyers in Birmingham have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with LiveMore. Is it case that being on the LiveMore conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the LiveMore Conveyancing Panel Terms. It might be worth you contacting LiveMore directly.
I previously instructed online solicitors based in London who are on the LiveMore solicitor panel. They have just invoiced me a separate fee of £195 for the legal aspects of the LiveMore mortgage. Is this an additional conveyancing fee set 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 but plenty of firms include it on their overall fee.
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender LiveMore be concerned
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 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. Please confirm
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.