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

The sole reduction in fees you would achieve is the St Anns conveyancing searches. The lawyer is obliged to do the vast majority of work - money laundering, liaising with your sellers property lawyer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a charge however it won't be a lot.

We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to appoint a St Anns based conveyancing firm?

You should check but the the probability is that appoint one of their panel conveyancers if you take up the "fee-free" incentive. Speak to the mortgage company to check if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in St Anns.

Have completed on a a semi-detached house in St Anns , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My St Anns conveyancing solicitor has been painfully slow, so I want to be sure the land registry aspects are concluded.

There is nothing unique when it comes to conveyancing in St Anns registration formalities. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any third parties. As of today approximately 80% of submission are fully dealt with within 12 days but some can be subject to extensive hold-ups. Historically registration occurs once the purchaser is living at the property so an expedited registration is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. St Anns is where the house is located. Can you shed any light on this issue?

Flying freeholds in St Anns are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Anns you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Anns 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 residence.

I have been sourcing a conveyancing solicitor in St Anns for my sale. Can I review a solicitor's record with the legal regulator?

Anyone can read presented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.