The owners of the house we are looking to purchase hired a conveyancing firm in Coedpoeth who has suggested a exclusivity agreement with a deposit two thousand pounds. Is it wise to enter into such agreements?

This type of preliminary agreement is unusual in Coedpoeth, conveyancers are not keen on them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no assurance that just because the vendor has executed a lock out contract they will sell to you. They may breach the contract if they are offered sufficient incentive to do so because an aggrieved purchaser with the benefit of a exclusivity agreement will still have to establish consequential losses from the breach and this may not amount to the financial benefit that your seller may obtain by breaking the contract, no matter how morally reprehensible the behaviour is.

I own a renovated Georgian property in Coedpoeth. Conveyancing practitioner represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching property. Is it worth asking Accord Mortgages Ltd to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coedpoeth and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Coedpoeth I like with a park and railway links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Coedpoeth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan that many years will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Should I be suspicious by third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Coedpoeth conveyancing firm?

As with many service providers, often input from relatives can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, financial adviser and lenders may put forward lawyers to use. On occasion the solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to appoint your own conveyancer. You need to be aware that most lenders have an approved list of conveyancers you are obliged to use for the mortgage related work in your house move.

I am in need of some leasehold conveyancing in Coedpoeth. Before diving in I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Coedpoeth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a split level flat in Coedpoeth, conveyancing formalities finalised March 2003. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Coedpoeth with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2085

With only 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" 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 due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.