We went with a Hartford based lawyer for our conveyancing in Hartford last week. Reviewing the small print I notewe are on the hook for fees even where the transaction does not complete. Should I ditch them and use a web based conveyancing company who offer no completion no charge conveyancing in Hartford?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the fee levels will generally be uplifted to cover those cases that do not proceed. You should be mindful that these offerings generally do not cover outlay such your Hartford conveyancing search costs.

I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Hartford. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in July. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view lenders take of it, depend on the bank as this clause is chiefly there to pick up on subsales or the wholesaling and assigning of property.

My wife and I are in the throws of viewing houses in Hartford and I am about to put in an offer. Should I already have a conveyancer in place at this point? I intend to finance via a mortgage with Santander.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

I currently have a mortgage with TSB for my property in Hartford. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

You must advise TSB prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.

About to purchase a new build flat in Hartford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hartford

There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared.

I need to appoint a conveyancing solicitor for purchase conveyancing in Hartford. I've stumble across a site which seems to have the ideal solution If it is possible to get all formalities done via email that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have just started marketing my basement flat in Hartford. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal as all ground rent and service invoices will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a 1st floor flat in Hartford, conveyancing was carried out December 2004. How much will my lease extension cost? Comparable flats in Hartford with an extended lease are worth £190,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2087

With just 62 years left to run we estimate the price of your lease extension to be between £17,100 and £19,800 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.