Completed the sale of my flat in Hertford last June yet the purchaser is SMS messaging every few hours to moan that her conveyancer needs to hear from mylawyer. What should have happened following completion?

Following your house sale your conveyancer is obliged to send the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been repaid to the purchasers conveyancers. There is unlikely to be post completion tasks peculiar conveyancing in Hertford.

The Hertford conveyancing lawyers that I appointed last week on my house acquisition in Hertford have suddenly shut down. I chose them because I had to have a firm on the conveyancing panel and my family Hertford lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.

I decided to have a survey completed on a property in Hertford ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks may refuse to give a loan on this type of home.

It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hertford. Conveyancing will be smoother if you use a solicitor in Hertford especially if they regularly deal with such properties in Hertford.

I acquired a leasehold flat in Hertford, conveyancing was carried out 1995. How much will my lease extension cost? Similar properties in Hertford with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

You have 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

What can I do to establish who is the owner of a property in Hertford?

Provided the premises is recorded at the Land Registry, and you have sufficient information of the location of the premises, you will be able to see results from the HM Land Registry of the registered proprietor for a a minimal charge.