It has come to my attention via my broker that my Fishponds lawyer is not on the bank Solicitor panel. What can I do to check?

Your first step should be to call your Fishponds conveyancer. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Fishponds conveyancing firm that is on the conveyancing panel for your bank.

In the event thatI was to buy a freehold housein Fishponds for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Fishponds?

Any savings you would make will be isolated to the Fishponds conveyancing searches. A property lawyer still got to do everything else - money laundering, communicating with your sellers solicitor, stamp duty return, register the ownership etc. You might save a bit for them not needing to register a mortgage but it will not be a lot.

Just bought a terraced house in Fishponds , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Fishponds conveyancing solicitor has been very slow, so I want to check the registration is addressed.

There is nothing unique when it comes to conveyancing in Fishponds registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently approximately three quarters of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer is living at the premises therefore post completion formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Fishponds is the location of the property. Is there any guidance you can give?

Flying freeholds in Fishponds are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Fishponds you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishponds may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have appointed a Fishponds conveyancing solicitor for our home move (first time buyers) and have picked up in the Ts and Cs that they are not governed by the Financial Conduct Authority. Should I be concerned or is that standard with lawyer?

We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the SRA, who have strict laws in relation to funds sitting by them.