A loan offer from NatWest for the remortgage of my 2 room apartment is expected by the end of next week. Are you able to suggest a low cost conveyancing law firm in Hartford?

You are on the wrong site if you are seeking the cheapest conveyancing in Hartford. Our aim is to provide excellent value conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by companies offering the bait of low cost conveyancing in Hartford. At best, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in additional fees and still not receive the service expected.

Can conveyancing in Hartford to be concluded within 28 days?

In a situation where you are under a tight deadline to exchange it is advisable to make sure that your conveyancer is familiar with the location as they will make use of local connections and intelligence. It is even conceivable that they would have transacted otherproperties in the same neighbourhood. You would be best advised to use a Hartford conveyancing solicitor. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is believed that 18% of Hartford conveyancing deals are frustrated or derailed after discovering a buyer’s lawyer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the home move being held up by an average of three weeks. It is understood that this issue affects approximately 100,000 home moves annually. Many Hartford conveyancing practices can not act for certain banks so do check at the outset.

I am buying a new build house in Hartford with a loan from Barclays Direct. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my conveyancer about this deal as it may affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Hartford and how can your lawyers assist?

The particular law that you refer to gives a safeguard to commercial tenants, giving them the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Hartford

I work for a reputable estate agent office in Hartford where we see a number of leasehold sales put at risk as a result of short leases. I have received conflicting advice from local Hartford conveyancing solicitors. Please can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a 1 bedroom flat in Hartford, conveyancing formalities finalised in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Hartford with over 90 years remaining are worth £216,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2094

With 69 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.