Last February we completed a house move in Hartford. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Hartford?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Hartford. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a document known as a SPIF. If the information provided is incorrect, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hartford.

I purchased a freehold residence in Hartford yet charged rent, why is this and what is this?

It’s unusual for properties in Hartford and has limited impact for conveyancing in Hartford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

I am looking for a flat up to £245,000 and identified one round the corner in Hartford I like with open areas and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Hartford for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

Jane (my partner) and I may need to rent out our Hartford basement flat for a while due to taking a sabbatical. We used a Hartford conveyancing firm in 2003 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Hartford do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I am the registered owner of a split level flat in Hartford, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in Hartford with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2085

With only 66 years unexpired we estimate the premium for your lease extension to range between £11,400 and £13,200 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues 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 before getting professional advice.

Been looking for a conveyancer for freehold sale conveyancing in Hartford. I'm selling, simple no mortgage to discharge, no rush, currently empty. Had an estimate from a lawyer for a thousand pounds plus VAT which is a little expensive given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Hartford?

Given that it’s a sale only, £425 + VAT should be about the best for a Hartford solicitor firm.