We have rather brash sellers who has recommended a lock out contract with a non-refundable deposit of 5k. Is it wise to enter into such agreements?

There are a couple of main concerns with executing a lock out contract (also known as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing work, so in the absence of it needing little or no negotiation then it may turn out to be a cause of frustration and delay. It is not strongly advocated amongst Eynsham conveyancing solicitors for this reason. The other main concern is the extent of the remedies available - a jilted purchaser should not expect to be issued with injunctive relief to bar the owner completing the sale to a third party, so the only remedy open via the agreement will be the recovery of wasted charges and, in rare circumstances, the additional payment of penalties.

It is is a decade since I acquired my house in Eynsham. Conveyancing lawyers have just been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be kept by your mortgage company or they may be in the possession of the solicitor who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Eynsham involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

Can I be sure that the Eynsham conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Eynsham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.

We are getting the release of further funds on our mortgage from Bank of Ireland as we want to carry out alterations to our home in Eynsham. Are we obliged to appoint a local Eynsham solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

We expect to receive a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Eynsham solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint Eynsham solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

I have just appointed agents to market my 2 bed apartment in Eynsham. Conveyancing solicitors are to be appointed soon, but I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you clear the maintenance contribution as normal because all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 2 bed flat in Eynsham, conveyancing was carried out April 2008. How much will my lease extension cost? Similar properties in Eynsham with a long lease are worth £206,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2091

You have 66 years remaining on your lease we estimate the premium for your lease extension to range between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.

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 in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

Some months ago I was told by my mortgage company that their approved solicitors work on no sale no fee basis for conveyancing in Eynsham. My purchase fell through yet the solicitors have invoiced for search fees! They are claiming that the fees are seperate!

Eynsham conveyancing search costs are separate expenses not legal fees as these are payable to a third party.