My partner and I are getting closer to an exchange on a property in Goole and my mum and dad have transferred the 10% deposit to my conveyancing practitioner. I am now advised that as the deposit has not arrived from me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?

The conveyancing practitioner is duty bound to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.

I am assisting my niece sell her house in Goole. Does the conveyancing solicitor arrange the EPC or it is for the owner to see to?

Following the demise of Home Information Packs, EPC’s was maintained a required part of selling a house. An EPC needs to be commissioned before the property is marketed. This is not as aspect of the sale process that conveyancers normally arrange. Where you are instructing a Goole conveyancing solicitor they may be willing to arrange energy performance certificates given their relationships with long established local assessors

I have decided to exercise my right to buy my property in Goole off the council. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Planning on purchasing a flat in Goole. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Goole lawyer is on the Lloyds conveyancing panel.

What does a local search tell me concerning the house we're purchasing in Goole?

Goole conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Goole conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I am purchasing my first flat in Goole with a mortgage from TSB. The developers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my solicitor about the deal as it could affect my loan with TSB. Should I keep quiet?.

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.

My husband and I intend to buy our first home in Goole. Conveyancing lawyer already chosen. The broker advised that a survey is not needed as the property is just 17 years old.

At the very least you should order a Home Buyer's Report. As the residence was constructed more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be sufficient. They will highlight any apparent problems and suggest further investigation if relevant. Where there are any indications of material issues seek a full structural survey.