My wife and I are getting closer to an exchange on a house in Barrow In Furness and my parents have transferred the ten percent deposit to my property lawyer. I am now advised that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?

The conveyancing practitioner is legally required to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.

Finally the sale completed on my house in Barrow In Furness last February but our buyer keeps whats apping me complaining that her conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Following your house sale your lawyer should forward the transfer deeds and all additional paperwork to the purchaser's lawyers. Where relevant, your conveyancer should also confirm that the home loan has been discharged to the purchasers solicitors. There is unlikely to be post completion formalities peculiar conveyancing in Barrow In Furness.

Please help - my lawyer advises that absentee landlord insurance is needed on my purchase. What is the level of cover for Barrow In Furness conveyancing?

The appropriate level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such policies.

We previously chose conveyancers located in Barrow In Furness on the Leeds Building Society solicitor panel. They have just invoiced me a further fee for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by Leeds Building Society but by your Barrow In Furness property lawyer. Numerous firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

We have agreed to purchase a house in Barrow In Furness. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Clydesdale your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Clydesdale where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Barrow In Furness.

My relative advised me that where I am purchasing in Barrow In Furness I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Barrow In Furness conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Barrow In Furness around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Barrow In Furness Education with maps and statistics, Local Amenities and other useful information concerning Barrow In Furness.

I'm purchasing my first flat in Barrow In Furness benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent advised me not reveal to my solicitor about the deal as it could impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.