We are getting closer to an exchange on a house in Cowes and my mum and dad have transferred the 10% deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?

The property lawyer is legally required to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

Are the BSA planning on creating a online directory to list practices on the Norwich and Peterborough Building Society conveyancing panel for instance in Cowes?

We have not been informed any plans on the part of the BSA to develop such a tool.

My wife and I are downsizing from our property in Cowes and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Cowes lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Cowes. Having lived in Cowes for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I'm purchasing a new build house in Cowes with a loan from National Westminster Bank. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not inform my lawyer about the deal as it could adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Is there a reason that Cowes conveyancing charges are higher for leasehold and freehold properties?

When acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control