Ahh hindsight. We'll never use a broker again -  no one, apart from the bank, has been able to provide us the breakdown of costs. The broker didn't tell us the bank would pay all stamp duty, costs and lenders insurance. We had money set aside for this. I guess it doesn't matter, we still have to pay the difference between what is left over and the balance on the land.

In any case it is official. We've signed the mortgage!