You have anything in writing that buyer supposed to sign S&P in 3 months?

Do you have a tenancy agreement to cover this rental period?

Has the 'buyer' been paying rental these 3 months?

How much of the 2% deposit has actually been collected? I assume so far held by agent?

Legally, right now the tenancy agreement is your main binding agreement. At this moment, your relationship with the 'buyer' is landlord-tenant.

What is the duration in the tenancy agreement? Hope it doesn't say 1 year or something like that because you are bound to honor that.

Have you spoken to your agent?

You can *try* to hold them accountable but in practice not worth the time and effort to sue them over such a sum.

The 2% is an earnest deposit which you can forfeit if the buyer backs out. If buyer does back out, how are you splitting the earnest deposit with agent?