Property law that turns complex disputes into clear outcomes
When a Tasmanian farming family faced a boundary encroachment threatening three generations of land use, our team resolved the matter in under five months — without litigation. Here is how structured property law advisory makes the difference.
Three neighbours, one fence line, and a surveyor's error from 1987
The Hargrove family contacted us in March 2024 after discovering that a neighbouring property's shed encroached 4.2 metres onto their registered title. The shed had been standing for over two decades, and a third adjoining landholder claimed prescriptive easement rights over a shared access track. With three parties, overlapping claims, and an outdated survey, the situation demanded more than a simple boundary re-establishment.
Our initial assessment revealed that the original 1987 survey plan contained a transposition error in the bearing description for the eastern boundary. This single mistake had cascaded into decades of misaligned fencing, informal access agreements, and ultimately the shed placement that triggered the dispute.
Rather than recommending immediate litigation, we engaged a licensed surveyor to produce a fresh cadastral plan, then facilitated a structured negotiation between all three parties. The outcome included a boundary adjustment agreement registered with the Land Titles Office, a formalised easement for the access track, and a compensation arrangement for the shed footprint — all executed by consent.
Why narrative-driven property law matters
Every property dispute carries a story — of ownership, of use, of expectation. At Legal Property Strategies, we build our advisory around understanding that narrative before recommending any legal pathway. This approach consistently produces faster resolutions and lower costs than adversarial-first strategies.
Our team has handled over 280 property matters across Tasmania since 2014, spanning residential conveyancing, commercial leasing, subdivision approvals, heritage overlays, and complex multi-party boundary disputes. Each matter begins with a diagnostic conversation, not a billing clock.
Capability map — where we operate in property law
Conveyancing and title transfer
We manage residential and commercial property transfers from contract review through to settlement, including title searches, encumbrance checks, and coordination with lenders and councils. Our conveyancing process includes a pre-settlement risk report unique to each transaction.
Boundary and encroachment disputes
Using a combination of cadastral analysis, surveyor engagement, and structured negotiation, we resolve boundary conflicts efficiently. Where litigation is unavoidable, we prepare robust evidence packages grounded in survey data and title history.
Leasing and tenancy agreements
From retail leases to agricultural licences, we draft, review, and negotiate lease agreements that protect your interests. We also advise on dispute resolution under the Residential Tenancy Act and commercial lease legislation.
Subdivision and development approvals
Navigating council planning schemes, strata title creation, and development application processes requires precise legal coordination. We work alongside planners and engineers to ensure your subdivision or development proceeds without regulatory delay.
Easements and covenants
Whether you need to create, modify, or extinguish an easement or restrictive covenant, we handle the legal drafting, negotiation with affected parties, and registration with the Land Titles Office.
Heritage and environmental overlays
Properties subject to heritage listings or environmental management plans face additional regulatory layers. We advise on compliance obligations, permit applications, and appeal pathways when restrictions impede reasonable use.
Our approach — how a matter moves through our practice
Diagnostic conversation
We begin with a 30-minute consultation to understand your situation, identify the core legal issue, and assess whether our practice is the right fit. There is no charge for this initial discussion, and no obligation to proceed.
Document and title analysis
We gather and review all relevant documents — title folios, survey plans, contracts, council records, and correspondence. This phase typically takes three to five business days and produces a written situation summary.
Strategy recommendation
Based on our analysis, we present a clear recommendation with estimated costs, timelines, and risk factors. You decide how to proceed — we never pressure clients into unnecessary action.
Execution and resolution
We carry out the agreed strategy, keeping you informed at every stage through fortnightly progress updates. Whether the matter resolves through negotiation, mediation, or formal proceedings, we manage each step with precision.
A second case — commercial lease renegotiation in Hobart
In late 2023, a Hobart-based café operator approached us after receiving a lease renewal proposal that included a 38% rent increase and restrictive trading hours clause. The landlord's position was that market rates had shifted substantially since the original lease was signed in 2018.
We commissioned an independent market rent assessment, which showed the proposed increase exceeded comparable premises by roughly 22%. Armed with this evidence, we negotiated a revised renewal that included a phased 14% increase over two years, removal of the restrictive trading clause, and a landlord contribution toward fit-out maintenance.
The café continues to trade from the same premises under terms that support sustainable operation — an outcome that preserves both the tenant's livelihood and the landlord relationship.
Residential conveyancing — getting the details right
Conveyancing might seem straightforward, but hidden encumbrances, unregistered interests, and council compliance issues can derail settlements. In one recent matter, our pre-settlement search uncovered an unregistered stormwater easement that would have prevented the buyer's planned extension. By identifying this before exchange, we saved the client from purchasing a property that could not accommodate their intended use.
Every conveyancing file we handle includes a comprehensive title risk report, council certificate review, and a pre-settlement checklist covering over 40 verification points. This level of diligence is not standard practice — but it should be.
Common questions about property law engagements
Most residential conveyancing matters settle within 30 to 60 days from contract exchange. Complex transactions involving subdivisions, off-the-plan purchases, or multi-party arrangements may take longer. We provide a timeline estimate at the outset of every engagement.
Our practice is focused on Tasmanian property law. For interstate matters, we can refer you to trusted practitioners in other jurisdictions and coordinate cross-border issues where Tasmanian interests are involved.
Costs vary significantly depending on complexity. A straightforward boundary re-establishment with surveyor engagement might cost between $2,500 and $5,000 in legal fees. Multi-party disputes requiring mediation or tribunal proceedings can range from $8,000 to $25,000. We always provide a cost estimate before commencing work.
Yes. We regularly assist executors and beneficiaries with the property-related aspects of estate administration, including transmission applications, sale of estate property, and resolution of competing claims to real property within an estate.
Start a conversation about your property matter
We respond to all enquiries within one business day. If your matter is urgent, call us directly.
Phone: +61 7 5425 6798
Email: [email protected]
Office: 6898 Lee Boulevard, Kleinberg, Tasmania 4359, Australia
Property law outcomes depend on individual circumstances. Past results described on this site do not guarantee similar outcomes in future matters. All case details have been anonymised or shared with client consent. Legal Property Strategies is not a substitute for independent legal advice tailored to your specific situation.