The owners of the property we are purchasing have instructed a conveyancing solicitor in Minera who has insisted on a preliminary agreement with a down payment 10k. Is it wise to enter into such agreements?

This kind of agreement isn't common in Minera, conveyancers will often try and steer clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the solicitor is left exposed. Secondly, there is no certainty that just because the owner has entered into an exclusivity agreement they will sell to you. They may be inclined to break the contract if they receive a large enough incentive to do so because an aggrieved purchaser with the benefit of a exclusivity agreement will still be obliged show losses as a consequence of the breach and this may not amount to the extra amount that the owner may obtain by reneging on the agreement, however morally unworthy that may be.

Are the BSA intent on creating a search tool with a view to list practices on the Earl Shilton BS conveyancing panel for instance in Minera?

We would not expect to be advised of any intention on the part of the BSA to develop such a register.

I used Stirling Law a few years past for my conveyancing in Minera. Now, I need the files however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Minera of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I need to find a conveyancing solicitor for my conveyancing in Minera. I've chance upon a site which looks to be the ideal offering If there is a chance to get all the legals 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?

Do you have any advice for leasehold conveyancing in Minera with the aim of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Minera can be bypassed where you instruct lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ lawyers.
In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Minera state that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such alterations. Should you fail to have the consents to hand do not contact the landlord without contacting your conveyancer before hand. A minority of Minera leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I inherited a leasehold flat in Minera, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Minera with a long lease are worth £190,000. The ground rent is £65 per annum. The lease expires on 21st October 2086

With 61 years remaining on your lease we estimate the price of your lease extension to span between £19,000 and £22,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.