Laura's Conveyancing Tools

Attributes

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Enquiries

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Client Responses

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CSV Data

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💬 RESPONSES

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Matched Output

Review matches and advice.

BSA 2022 Decision Helper

Indicative assessment only.

Height (m) Storeys Date of construction / main works Cladding status Location (England) Residential units (dwellings) Excluded building type (in-occupation HRB regime) Buyer is leaseholder? Assume qualifying lease

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Assessment summary

Applicable Regime

Documents to Request

Client Advice

Lease Terms Risk Checker

Indicative assessment aligned with UK lender handbook concerns.

Year of lease Duration of lease (years) Lease length remaining (years) Ground rent (£ per year) Ground rent review mechanism Service charge structure Restrictions Pets restricted
Subletting restricted
Alterations restricted

Risk Level

Not assessed

What this means for you

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Client Update / Chaser Helper

Select the current status of each item. Generates a client-ready update.

Seller’s solicitors

Replies to enquiries:
Contract documentation:
Management pack / LPE1:

Buyer

Buyer ID / AML checks:
Source of funds evidence:

Lender

Mortgage offer:
Mortgage conditions:

Searches

Local authority search:
Environmental search:
Additional searches:

Stamp Duty / Tax

SDLT position confirmation:
Specialist SDLT advice:

Client-ready status update

Charge

Buyer apportionment from completion date.

Charge Amount (£) Charge Period Completion Date Charge End Date

Apportionment Result

Copy-ready wording for completion statements.

Note: The difference between the two totals depends solely on whether the final day of the charge period is counted.

Buyer apportionment:

End date included: ś-

End date excluded: ś-

Charge period

Period days: -

Buyer period

Start date (completion): -

End date: -

Total days (end date included): -

Total days (end date excluded): -

Calculation

Daily rate: ś- / - = ś-

Included: ś- x - = ś-

Excluded: ś- x - = ś-

Wording — end date included

The charge has been apportioned on a daily basis. The buyer is responsible from and including [completion date] to and including [period end], being [X days], at a daily rate of ś[rate], totalling ś[total].

Wording — end date excluded

If the charge end date is excluded, the buyer is responsible from and including [completion date] to [day before end], being [Y days], at a daily rate of ś[rate], totalling ś[total].

Category,Attribute,Full Enquiry Text,Impact,Positive Response,Negative Response
Contract,Deposit,Please confirm you will accept a 5% deposit.,Clarifies required deposit at exchange; lower deposits reduce money at risk if completion fails.,Seller accepts a 5% deposit. No further action.,Seller requires a higher deposit. This increases funds due at exchange and raises the amount at risk if completion fails.
Contract,Service charge allowance,"In respect of the Service charge allowance:
      a. The sellers shall provide to the buyers an allowance on completion of £XXXX and agree to the buyers solicitors settling the ascertained arrears of service charges and/or ground rent up to the date of completion on behalf of the Sellers in the sum of £XXXX as per the attached service charge/ ground rent statement. 
      b. No agency shall exist between the Buyers solicitors and the sellers solicitors nor shall the buyers solicitors be responsible for all or any errors or omissions on the part of the managing agents and/or Landlords and any such errors or omissions as to additional funds being due from the Seller will remain a debt of the Seller and must be paid by them in full within 7 days of notification from the managing agents or the buyers solicitors as appropriate.",Ensures arrears are covered so you do not inherit debt; reduces post-completion financial risk.,Seller agrees to provide the allowance and cover arrears. No further action.,Seller refuses the allowance. You may inherit arrears or face additional completion costs.
Title,Covenant breach,"Is the seller aware of any breach or alleged breach of any covenants or restrictions referred to in the Title and/or any referred documents? If so, please give details.",Identifies potential legal restrictions or disputes affecting use or value.,Seller confirms no breaches. No further action.,Seller discloses breaches. This may limit use of the property or require remedial action.
Planning & Building Control,Planning compliance,"Please confirm that all building works have been completed in accordance with the appropriate planning permissions, including all conditions contained therein, and the submitted plans.","Confirms works were lawful; avoids enforcement, insurance or resale issues.",Works comply with planning. No further action.,Works lack consent or compliance. This may require retrospective approval or pose enforcement risk.
Contract,Change duty seller,"Please confirm you have advised the seller of his duty to notify us, through you, of any changes prior to exchange of contracts to replies to enquiries or answers to any protocol questionnaires or any other written information or written replies given by the seller, and confirm that you will notify us of any such changes of which you become aware.",Ensures accuracy of information relied on before binding contract; reduces risk of misrepresentation.,Seller acknowledges duty. No further action.,Seller refuses or does not acknowledge duty. This increases risk of undisclosed changes affecting you.
Contract,Change duty developer,"Please confirm you have advised the Developer of his duty to notify us, through you, of any changes prior to exchange of contracts to replies to enquiries or any other written information or written replies given by the Developer, and confirm that you will notify us of any such changes of which you become aware.",Same as above; ensures accurate pre-contract information.,Developer acknowledges duty. No further action.,Developer does not acknowledge duty. Risk of undisclosed defects or changes increases.
Building Safety,Cladding original,"Please confirm if this building was clad as part of the original construction or has been reclad since construction. If so, please provide evidence of compliance with building regulations for this work however long ago it was.","Cladding history affects safety, insurance and mortgageability.",Cladding is compliant and evidence is provided. No further action.,Cladding lacks compliance evidence. Lenders may refuse lending; remediation costs may arise.
Building Safety,Cladding assessment,"Please confirm whether the building is cladded: 
      a. If the building is cladded please confirm whether the cladding has been subject to fire safety inspection since the Grenfell Tower Disaster? If no such inspection has taken place, please confirm whether an inspection is scheduled and when it will be done. 
      b. If the cladding has been inspected please confirm the outcome of the inspection and whether any remedial works are required to be undertaken to the cladding to ensure it complies with fire safety requirements. 
      c. If remedial works are required to be carried out to the cladding please confirm how the costs of the works will be funded. 
      d. If remedial works are required to be carried out to the cladding please confirm that the current insurer of the building has been notified of the results of the inspection and that you hold confirmation from the insurer that the buildings insurance policy is not affected by the same",Identifies safety risks and potential future costs for remediation.,Assessment shows no issues. No further action.,Assessment reveals risks or recommendations. Possible remediation costs or lending issues.
Leasehold & Management,S20 & retention,"Have S20 notices been issued in relation to any works to rectify any issues and if so, please provide a copy. Please obtain an estimate from the management company or landlord of the likely contribution required in relation to this property and confirm a retention may be held to cover the contribution due from the lessee pending completion of any works, and confirm you undertake to discharge the contribution due in relation to this flat from the retention held when an invoice has been provided.",Ensures large upcoming costs are known and financially protected via retention.,Notices provided and seller agrees to retention. No further action.,Seller refuses retention or notices missing. You may face significant unexpected charges.
Leasehold & Management,Ground rent receipt,Please provide a clear ground rent/ service charge receipt or agree to an allowance in the contract to enable us to clear any ground rent and service charge arrears on completion.,Ensures you do not inherit unpaid charges.,Receipts provided or allowance agreed. No further action.,Arrears unresolved. You may inherit debt or completion may be delayed.
Contract,Contract approval,The contract is approved subject to the attached amendments. Please provide a clean copy of the contract for execution by our client. We also enclose a draft TR1 for your approval.,Ensures contract is accurate before you sign a binding document.,Seller provides clean contract. No further action.,Seller refuses or delays issuing clean contract. Exchange may be delayed.
Searches & Local Authority,Crossrail,Our searches have indicated that the property is within an area affected by the Crossrail development. Please ask the seller as to whether they (or to their knowledge any predecessor) have received any notice or written communication from anyone in connection with Crossrail or have any reason to expect that the property may be affected either by the Crossrail construction works or by the operation of the railway after construction has finished.,Checks potential disruption or long-term impact on property.,Seller reports no issues or notices. No further action.,Seller reports notices or expected impact. May affect enjoyment or value.
Utilities & Drainage,Sewer build over,"Our drainage and water search has revealed a sewer within the boundaries of the property. Please provide a copy of the enclosed plan to the seller and confirm this has not been built over, or provide the necessary build over agreement.","Prevents structural, insurance or water authority issues.",No build-over or proper consent exists. No further action.,Sewer built over without consent. This may affect insurance or require remedial steps.
Building Safety,Height & BSA,"Following the update to the UK Finance handbook concerning building safety, Please advise whether the building of which the property forms part exceeds 11m or 5 storeys such that the provisions of Building Safety Act 2022 apply? If so, please: Confirm whether the building has been or will be remediated under the Building Safety Act 2022 Provide copies of any landlord’s certificates, signed by the landlord in the form set our in the Building safety (Leasehold Protections) (England) Regulations 2022 Provide copies of any executed leasehold Deed of Certificate and confirmation that they have been submitted by the relevant leasehold to the landlord.",Determines whether building meets new legal safety requirements; missing documents affect lending.,Height confirmed and all BSA documents provided. No further action.,BSA documents missing or remediation unclear. Lending or safety issues may arise.
Insurance & Indemnities,Warranty claims,"Have any claims been made against the warranty policy and if so, please provide details.",Past claims can indicate structural or installation issues.,No warranty claims. No further action.,Claims exist. May indicate prior defects and require review.
Leasehold & Management,Rent charge,"We note that the XXXXX refers to a Rent Charge payable in respect of the property. Please provide a receipt for the last payment or in the absence of this, please confirm that an indemnity policy will be provided on completion and provide a draft for approval.",Ensures you are protected from enforcement of unpaid rent charge.,Receipt or valid indemnity provided. No further action.,No receipt or indemnity. Risk of enforcement action remains.
Building Safety,BSA,"      a. Please confirm whether the building has been or will be remediated under the Building Safety Act 2022. 
      b. Please provide copies of any Landlord’s certificates, signed by the Landlord in the form set out in the building safety (Leaseholder Protections) (England) Regulations 2022 
      c. Please provide copies of any executed Leaseholder Deed of Certificate (in the form set out in the Building Safety (Leaseholder Protections) (England) Regulations 2022 and confirmation that they have been submitted by the relevant leaseholder to the landlord.",Documents required for lender approval and long-term safety compliance.,All certificates supplied and remediation confirmed. No further action.,Missing certificates or unclear remediation. Could affect mortgage and future costs.
Insurance & Indemnities,Indemnity Request,Please provide an indemnity policy in respect of the XXXXXXX.,Covers risks where legal defects cannot be practically resolved.,Seller provides indemnity. No further action.,Seller refuses indemnity. Legal risk remains and lender may not proceed.
Insurance & Indemnities,Indemnity for seller to pay,"We attach for your consideration the draft policy with Quote options showing different prices, excesses and any other terms, which we have sourced. Please confirm which policy your client is agreeable to pay for.",Ensures cost allocation is clear and protects you financially.,Seller agrees to a suitable policy. No further action.,Seller refuses to fund indemnity. You may need to pay or risk proceeding without protection.
Practical Completion & Logistics,Fittings owned,"Please confirm that all items being left at the property as per the Fittings and Contents form, and/or any subsequent agreements, are in good working order.",Prevents disputes over defective or missing items.,Seller confirms items are working. No further action.,Seller reports defects or refuses confirmation. Items may require repair or replacement.
Environment & Land,Japanese knotweed,"Your client confirmed in the Property information form that they are not aware of the present existence of Japanese Knotweed. Please confirm that no enquiries, investigations or historical treatments have been undertaken by the seller or as far as they are aware, any third parties. In addition to this, in light of the findings in the Country Court Case Waitstell v Network Rail Infrastructure Ltd 2017, please confirm if the sellers are aware of either the historical or current presence, enquiries, investigations or treatments of Japanese Knotweed on any adjoining property.","Ensures no risk of spread, damage or mortgage refusal.",Seller confirms no issues. No further action.,Seller reports knotweed or historic treatment. Mortgageability and value may be affected.
Practical Completion & Logistics,Law Society Code,"Please confirm, that you are adopting the Law Society’s Code for Completion by Post 2019.",Ensures secure method of completing funds and document transfer.,Seller adopts code. No further action.,Seller refuses code. Increases risk during completion logistics.
Searches & Local Authority,Local Extract,We attach the Local Authority Extract. Please supply copies of the highlighted entries.,Ensures no local authority matters affect use or value.,Entries provided with no adverse issues. No further action.,Entries reveal restrictions or charges. Further investigation needed.
Leasehold & Management,Section 20 notices,Please provide copies of all Section 20 notices supplied to the seller.,Shows past or upcoming major works and potential costs.,Notices provided and no major costs pending. No further action.,Notices show significant works or costs. You may face high future fees.
Leasehold & Management,Major works paid,Have major works been carried out at the property? Have they been invoiced and paid for in full?,Confirms whether you may inherit liability for past building works.,Seller confirms works are complete and fully paid. No further action.,Seller states works were done but not fully paid. You may face charges after completion.
Leasehold & Management,Major works not invoiced,Have major works been carried out at the property and not yet invoiced?,Ensures awareness of future charges that may fall on you.,Seller confirms no uninvoiced works. No further action.,Seller confirms outstanding works awaiting invoice. You may face upcoming costs.
Leasehold & Management,Major works invoiced,Have major works been carried out at the property and invoiced but not yet paid?,Prevents you inheriting unpaid charges the seller should settle.,Seller confirms all invoices are settled. No further action.,Seller confirms unpaid invoices. Risk of inheriting costs if not resolved before completion.
Leasehold & Management,Major works future,Are there any known major works planned at the property in the future?,Identifies potential future costs that may increase service charges.,Seller reports no future works planned. No further action.,Seller reports planned major works. You may face significant upcoming charges.
Leasehold & Management,Original lease,Please confirm you are holding the original lease and that this will be handed over on completion.,Original lease must be transferred for proper ownership and registration.,Seller holds and will provide the lease. No further action.,Seller cannot locate lease. Delay or replacement may be required.
Leasehold & Management,Share certificate,Please confirm you hold the original share certificate which will be handed over on completion together with a signed stock transfer form.,Needed if ownership includes a share in the management company; required for formal membership.,Seller holds certificate. No further action.,Seller cannot supply certificate. Replacement process can delay completion.
Utilities & Drainage,Build over,"We note the property has been extended. It is not clear from the Drainage and Water search whether the extension is over a drain. Please therefore confirm whether the extension is over a drain. If it is, please confirm whether the drain serves just this Property or whether it is shared, whether the drain was diverted or is still under the extension. Please also provide a copy of any Build Over Consent.",Unauthorised building over drains can cause structural and insurance issues.,No build-over or valid consent provided. No further action.,Extension built over shared or public drain without consent. May require remedial work or affect insurance.
Searches & Local Authority,Ground subsidence,Our searches have revealed the Property is in an area of Natural Ground Subsidence. Please confirm if the Sellers have experienced any problems in this respect.,"Subsidence affects insurance, value and future stability.",Seller reports no issues. No further action.,Seller reports subsidence or movement. Significant risk requiring further investigation.
Leasehold & Management,LPE1,Please provide a complete LPE1 form or management pack in respect of the Freehold.,"Essential information for confirming service charges, insurance, ground rent and building management.",Full pack provided. No further action.,Pack incomplete or unavailable. Exchange may be delayed and key information missing.
Searches & Local Authority,Rail proximity,"The title Plan reveals a railway line running close to the property. Please confirm: 
      a. Whether or not your clients have ever experienced any issues/ inconveniences in relation to this. 
      b. Whether or not the railway authorities have ever accessed any portion of the property to carry out repair and maintenance works. 
      c. Whether or not any notices have been served in respect of this. Please provide copies if any.","Rail proximity affects noise, vibration and access rights.",Seller reports no impact or notices. No further action.,Seller reports disturbances or access by authorities. May affect enjoyment or value.
Planning & Building Control,S106 & CIL,Please obtain confirmation from the Council that the planning conditions have been discharged and evidence that the S106 and CIL liabilities have been paid in full. OR The S106 dated xxxxx does not confirm that the provisions are not binding on the property owners. Please provide confirmation from the Council that the S106 liabilities have been paid in full.,Ensures no outstanding council liabilities that could fall on you.,Obligations discharged and confirmed. No further action.,Liabilities unpaid or unclear. You may inherit significant financial obligations.
Title,S5 notice,Please confirm that a S5 notice has been issued in relation to the Seller’s intention to sell the freehold to our client.,Ensures compliance with right of first refusal rules.,Seller confirms correct notice issued. No further action.,No notice issued when required. Transaction may be invalid until resolved.
Leasehold & Management,Retention rider,Please confirm the seller will agree to a retention in the sum of xxxxxxxxx pending the latest accounts and confirm the attached rider is approved.,Retention protects you from unverified service charge or works costs.,Seller agrees to retention. No further action.,Seller refuses retention. You may face unknown costs after completion.
Practical Completion & Logistics,Completion date,Please provide details of any particular completion date the Seller has in mind.,Helps plan logistics and agree final timeline.,Seller confirms date. No issues.,Seller provides unworkable or uncertain date. Timeline may need negotiation.
Tenancy & Occupation,Tenanted,"As the property is tenanted, please provide evidence that the tenant was given the gas safety certificate, EPC and How to Rent Booklet prior to them taking occupation.",Ensures tenancy is legally compliant if property sold with tenant in situ.,Seller provides required evidence. No further action.,Documents missing. Tenancy may be non-compliant and create liability or lender issues.
Contract,Undertaking arrears,Please provide your undertaking to discharge any service charge and/or ground rent arrears relating to the sellers account on completion.,Ensures you do not inherit seller debts.,Seller provides undertaking. No further action.,Seller refuses undertaking. You risk inheriting arrears and possible collection action.
Practical Completion & Logistics,Access,Can legal vehicular and pedestrian access be obtained to the property direct from the road which is public and adopted without the intervention of any common land? If not how is the property accessed? This is unclear from the property documentation provided.,Ensures property can be accessed legally without needing third-party consent.,Legal access confirmed. No further action.,"Access unclear or dependent on private land. May affect value, use or mortgageability."
Tenancy & Occupation,Empty Property,"      a. Please confirm as to how long the property has been unoccupied for, and the reason? 
      b. Please confirm that the seller will continue to keep the buildings insurance on risk until Completion. 
      c. Please confirm that the following special condition may be added to the contract: ‘Standard Condition 5.1.1 shall not apply and the Seller will continue to insure the property until completion’.",Vacant properties carry higher risk for damage or insurance refusal.,Seller confirms vacancy period and that insurance remains in place.,Seller cannot confirm insurance or long vacancy increases risk of damage or invalid cover.
Title,C1 indemnity,"In relation to C1 of the register, please provide us with a suitable indemnity for our approval",Covers a title defect that cannot easily be resolved.,Seller provides suitable indemnity. No further action.,Seller refuses indemnity. Title defect risk remains.
Building Safety,Asbestos,Please supply a copy of the Risk Assessment Report prepared by the freeholder as required by the Control of Asbestos Regulations 2002.,Ensures building meets safety obligations and identifies any asbestos risk.,Assessment provided with no issues. No action.,Assessment reveals asbestos or is missing. Further investigation may be needed.
Building Safety,Fire Risk,Please supply a copy of the Fire Risk Assessment Report prepared by the Freeholder as required by the Regulatory Reform (Fire Safety) Order 2005.,Confirms compliance with fire safety regulations.,Assessment provided with no issues. No action.,Assessment missing or shows risks. Remedial work may be required.
Title,Rights Granted,We note in the Lease that there are rights granted. Please ask the Seller to confirm that they have exercised all of the rights contained therein without hindrance or dispute.,Ensures rights are usable and undisputed for you.,Seller confirms rights used without problems.,Seller reports disputes or restrictions. May affect use and enjoyment.
New Build,Covenant breach,"Is the seller aware of any breach or alleged breach of any covenants or restrictions referred to in the Title and/or any referred documents? If so, please give details.",Confirms whether the property has complied with key obligations; breaches may create legal or financial consequences.,Seller confirms no breaches. No further action.,Seller reports breaches. May require remedial action or affect completion.
New Build,Duty to notify,"Please confirm you have advised the developer of his duty to notify us, through you, of any changes prior to exchange of contracts to replies to enquiries or any other written information or written replies given by the Developer, and confirm that you will notify us of any such changes of which you become aware.",Ensures accuracy of pre-contract information relied on; reduces risk of undisclosed issues.,Developer acknowledges duty. No further action.,Developer refuses acknowledgement. Risk of undisclosed defects increases.
New Build,Claims on warranty,"Have any claims been made against the warranty policy and if so, please provide details.",Shows whether defects have occurred and indicates potential ongoing issues.,No warranty claims. No further action.,Seller reports claims. Could indicate significant defects requiring review.
New Build,Completion date,Please provide details of any particular completion date the Seller has in mind.,"Ensures clear timeline planning for mortgage, removals and notice periods.",Seller provides a workable date. No issues.,Seller cannot confirm or date is uncertain. May affect planning or mortgage offer validity.
New Build,Law Society Code,"Please confirm if you have not already done so, that you are adopting the Law Society's code for completion by post 2019",Ensures secure exchange and completion process.,Developer adopts the Code. No further action.,Developer declines the Code. Increases completion process risk.
New Build,Planning compliance,Please confirm that all conditions in the planning permission is met,Ensures lawful construction; unresolved conditions may restrict use or affect resale/mortgageability.,All conditions discharged. No further action.,Conditions outstanding. You may inherit obligations or risk enforcement.
New Build,Japanese knotweed,"Please ask your client to confirm whether they are aware of the present existence of Japanese Knotweed. Please confirm that no enquiries, investigations or historical treatments have been undertaken by the seller or, as far as they are aware, any third parties",Ensures no invasive plant issues affecting value and lending.,Developer confirms no knotweed issues. No further action.,Developer reveals presence or treatment. May affect lending and re-sale.
New Build,NHBC,Please provide a copy of the NHBC document,Confirms warranty coverage for structural issues in newbuild homes.,NHBC document provided. No further action.,Document missing. Lender may not proceed; warranty may be unclear.
New Build,Invasive plants,We note that there is invasive plants on the development. Please confirm that this has now been treated and please provide the treatment plan,Ensures environmental risks are addressed and no future spread occurs.,Treatment complete and plan provided. No further action.,Treatment incomplete or unclear. Risk of regrowth or mortgage problems.
New Build,Section 106,"In relation to the section 106 agreement, please confirm that the obligations have been satisfied and discharged in full. Please provide confirmation of this.",Ensures no outstanding planning obligations or financial liabilities pass to you.,All obligations discharged. No further action.,Obligations outstanding. You may inherit liabilities or delayed completion.
New Build,Membership,Please confirm  whether there is a membership fee payable on completion,Identifies additional costs associated with ownership.,Seller confirms fee details. No issues.,Seller reports unexpected or high fees. May affect affordability.
New Build,Rights Granted,Please confirm that your clients have been able to exercise the rights  granted to the land noted in the transfers,Ensures rights are usable and undisputed for you.,Rights exercised without problems. No further action.,Rights disputed or restricted. May affect property enjoyment.
New Build,Deed of Covenant,Please confirm whether there is a fee for our client to enter into a deed of covenant,Identifies additional completion costs.,Fee confirmed and reasonable. No issues.,High or unclear fee. May affect completion cost.
New Build,Verified ID checks,"As the solicitors of the purchaser, we can confirm that we have carried out and verified our clients ID. Please confirm whether you require anything further in relation to this.",Ensures anti-money-laundering and ID checks are acceptable and no delays occur.,Seller requires nothing further. No issues.,Seller requests additional or unusual verification. May delay exchange.
New Build,Build Stage,Please confirm what build stage you are at on the contract.,"Clarifies whether property will be ready for inspection, lender valuation and completion.",Build stage confirmed and on track.,Build delayed or unclear. May affect mortgage offer timing.
New Build,Snagging,Please confirm the snagging procedure,Ensures any defects noticed post-completion will be addressed.,Clear snagging process provided. No further action.,No snagging process or limited coverage. Defects may be harder to resolve.
New Build,Structural Warranty,Please provide a copy of the structural warranty certificate for this plot.,Protects against major structural defects for several years.,Certificate provided. No further action.,Certificate missing. Lender may not proceed; risk of uncovered defects.
New Build,Insurance,Please confirm the buildings insurance will be amended on exchange of contracts to reflect the buyer as the new insured,Ensures correct cover once risk passes to the buyer.,Insurance will be updated on exchange. No further action.,Insurance update unclear. May leave a gap in cover at exchange.
New Build,DS3,Please confirm you will be providing a DS3 on completion.,Required for Land Registry registration in some newbuild situations.,DS3 will be provided. No further action.,DS3 not provided. Registration may be delayed or rejected.
New Build,Foul Drainage,Please confirm whether the foul water drains to a public sewer,Ensures proper drainage compliance and reduces maintenance responsibility.,Foul drainage to public sewer confirmed. No further action.,Property uses private or unclear system. Future maintenance or cost risk.
New Build,Surface Drainage,Please confirm whether the surface water drains to the public sewer,Identifies whether drainage infrastructure is standard and low-risk.,Surface drainage confirmed. No further action.,Drainage unclear or private. Potential additional costs or flood risk.
New Build,Local Extract,We attach the Local Authority Extract. Please supply copies of the highlighted entries.,Ensures awareness of planning entries affecting development.,Extract provided with no adverse items. No further action.,Entries reveal restrictions or notices. Further investigation needed.
Planning & Building Control,FENSA,Please provide the FENSA certificate noted in the property information form,Confirms windows were installed in compliance with building regulations; avoids enforcement or insurance issues.,FENSA certificate provided. No further action.,Certificate missing. May require indemnity or further checks.
Planning & Building Control,Windows,We note that the property is within a conservation area. Please provide us with the planning permissions and building regulation for the replacement windows.,Ensures works were lawfully carried out; conservation rules are strict.,Approvals provided. No further action.,Approvals missing. May require retrospective consent or pose enforcement risk.
Planning & Building Control,Works,We note that the property is within a conservation area. Please provide us with the planning permissions and building regulation for the works,Verifies legal compliance for restricted areas.,Documents provided. No further action.,Documents missing. Risk of enforcement or resale complications.
Planning & Building Control,Listed,Please provide a copy of the listed building entry.,Confirms restrictions on alterations and obligations relating to listed status.,Listing provided. No further action.,Listing missing or unclear. Restrictions may limit alterations or affect approval requests.
Practical Completion & Logistics,Parking charges,Please provide information on the parking space and any rent or service charges.,Ensures awareness of additional ongoing costs.,Charges confirmed and reasonable. No further action.,High or unexpected charges. May affect affordability.
Practical Completion & Logistics,Permits,Please confirm who our client should contact to obtain a permit and the average costs of this,Helps plan practical parking arrangements.,Permit information provided. No issues.,Permit process unclear or costly. May affect usability.
Title,Certificate of compliance,We note from the register that a certificate of title is required. Please confirm you will provide this on completion,Required for registration where title restrictions apply.,Seller will provide certificate. No further action.,Seller refuses or cannot provide certificate. Registration may be delayed.
Practical Completion & Logistics,Section 2,Please ask your client to fully complete section 2 to reflect whether the fitted and freestanding items are included or excluded,Ensures clarity on what remains at completion to avoid disputes.,Section 2 completed clearly. No further action.,Section incomplete or unclear. Risk of disputes over included items.
Title,Out of date office copies,"We note that the office copies are over 6 months old, please provide up to date office copies",Ensures up-to-date title information.,Updated copies provided. No further action.,Copies not updated. Risk of missing recent changes in ownership or charges.
Insurance & Indemnities,Missing Warranties,Please provide the warranties noted in the property information form.,Ensures installations are covered and compliant for insurance or guarantees.,Warranties provided. No further action.,Warranties missing. May require indemnity or increase repair risk.
Title,Driveway construction,Please confirm if the driveway of the Property is part of the original construction and if not provide a copy of the planning permission and cross over consent.,Confirms lawful construction and access; unauthorised driveways can cause enforcement or access issues.,Driveway is original or consents provided. No further action.,Driveway altered without consent. Retrospective approval or indemnity may be required.
Practical Completion & Logistics,Rear alley access,"There appears to be an alley to the rear of the property, as per the Title Plan. Please confirm if there is a gate for access and deduce evidence of the legal right to use the same. Please also confirm who maintains the alley and whether your client has ever had to contribute to the costs of this",Ensures legal right of access and avoids disputes over use of shared or third-party land.,Gate exists and legal right of access is evidenced. No further action.,No legal right or access unclear. Use may be restricted and value affected.
Tenancy & Occupation,Vacant possession,"Please confirm if the occupiers are tenants and if so, please confirm if notice to vacate has been served and provide us with a copy of the same and also confirm if the tenants have already agreed to vacate.",Ensures vacant possession on completion; unresolved tenancies can delay completion or create liability.,Tenants vacating and valid notice provided. No further action.,Tenants remain or notice defective. Completion may be delayed or buyer inherits tenancy.
Building Safety,Electrical safety,Please ask the seller to confirm when the electrics were last tested and provide a copy of the electrical test report,Confirms electrical safety and compliance; outdated systems may require remedial work.,Valid electrical report provided. No further action.,Report missing or issues identified. Further investigation or works may be required.
Building Safety,Gas safety,Please provide the service records for the boiler as well as the latest Gas Safety Certificate.,Ensures gas installations are safe and legally compliant.,Records and certificate provided. No further action.,Documents missing or certificate expired. Safety and compliance risk.
Building Safety,Fireplace and log burner,With regards to the log burner and fireplace: a. Please confirm if the log burner and fireplace have been in use. b. Please confirm when the chimneys were last inspected and swept. c. If a log burner has been installed please provide the HETAS installation certificate in respect of the same.,Ensures fire safety and compliance with installation regulations.,Certificates and inspection history provided. No further action.,No certificates or inspections. Fire and insurance risk.
Building Safety,Damp and damp proofing,"Our client’s survey has revealed significant rising and penetrating dampness within the property: 
      a. Please ask the sellers to confirm if they have investigated the causes of damp and if any remedial action has been taken. 
      b. Please provide a copy of the damp proofing guarantee. 
      c. Please confirm if the damp proofing guarantee is valid and transferable",Identifies cause and responsibility for damp; unresolved damp affects value and habitability.,Investigation carried out and valid transferable guarantee provided. No further action.,No investigation or guarantee. Significant repair costs may arise.
Title,Identity verification,The legal title states that the ‘proprietors address for service has changed’. Please confirm that you have obtained evidence that connects your clients to the property being sold and have carried out additional due diligence in that regard,Ensures seller identity is verified; reduces fraud risk.,Evidence obtained and due diligence completed. No further action.,Insufficient evidence. Increased fraud risk and possible delay.
Contract,Requisitions,Please provide the replies to requisitions.,Required to finalise completion arrangements and registration.,Replies provided in full. No further action.,Replies outstanding. Completion may be delayed.
Insurance & Indemnities,Building insurance,Please supply a copy of the Building insurance policy/policies covering the whole building including a copy of the policy for the other flat if the flats are separately insured,Ensures adequate insurance is in place for the structure.,Policies provided and adequate. No further action.,Insurance unclear or missing. Risk to lender and buyer.
Leasehold & Management,Statements and receipts,Please provide an up to date statement of account and ground rent receipt.,Confirms charges are paid and no arrears will be inherited.,Statement and receipt provided. No further action.,Arrears or missing statements. Risk of inherited debt.
Leasehold & Management,Escalating ground rent,"We note that the ground rent for the property will increase to be in excess of £XXXXXXXX.00 and doubles every XXXXX years. At the time the rent increases over this level the Lease will be classed as an assured tenancy under the Housing Act 1988 which will enable the landlord to seek possession under the mandatory grounds in schedule 8 of the Housing Act 1988. We do not consider this will be acceptable to a mortgage lender as they could lose their security without being entitled to receive notice of the proceedings, or giving them time to pay the outstanding rent to the landlord. Please therefore approach the landlord for their requirements for entering into a Deed of Variation.",Escalating ground rent may make the lease unmortgageable and expose buyer and lender to possession risk.,Landlord agrees to Deed of Variation. No further action.,Landlord refuses variation. Mortgageability and value severely affected.
Leasehold & Management,Doubling rent variation,"With regards to the ground rent payable, we note that this is on an upwards only doubling every XXXXX years. We will be reporting this to our client, however please confirm whether the landlord will be agreeable to amending/inserting the additional provisions required in this regard (Rent Act) by way of a formal variation.",Confirms whether lease terms can be made lender-compliant.,Landlord agrees to formal variation. No further action.,Landlord refuses. Buyer may be unable to proceed with mortgage.
Utilities & Drainage,Solar panels,"In respect of the solar panels: 
      a. Please confirm these are owned outright and will be transferred by virtue of the contract entered into by our mutual clients. 
      b. Please provide the feed in tariff for the solar panels 
      c. Please provide the instruction manual and any further information available for the solar panels 
      d. Please confirm how the benefit of the feed in tariff will be assigned to our client upon completion. 
      e. Please provide the Microgeneration Certificate Scheme (MCS) for the installation. 
      f. Please supply a copy of the building regulation approval and the completion certificate relating to the installation of the panels and a copy of the pre-installation survey report on the condition of the roof. 
      g. Please confirm the roof is still completely water tight and structurally sound since the installation of the solar panels","Ensures ownership, income rights and structural integrity relating to solar panels.",All documents and confirmations provided. No further action.,Ownership or certification unclear. Lending and structural risk.
Utilities & Drainage,Surface water drainage,Please confirm how the surface water is dealt with?,Clarifies drainage responsibility and flood risk.,Drainage method confirmed and compliant. No further action.,Drainage unclear or inadequate. Flood or maintenance risk.
Utilities & Drainage,Private surface drainage,We note from our drainage search that the surface water does not drain to the public sewer. Please ask the seller to confirm where the water drains to?,Identifies private drainage systems which may carry maintenance obligations.,Private drainage explained and acceptable. No further action.,Drainage arrangements unclear. Risk of future cost or flooding.
Building Safety,Party wall compliance,Regarding the party wall agreement: a. Was any damage to the adjoining property identified by the party wall surveyor during or after the works? b. Any damage caused to the adjoining property has been made good c. The works referred to in the award have been completed in accordance with the award d. the completed works are not different to the works shown on the drawings appended to the award e. There are no outstanding liabilities (i.e compensation for loss or damage) or issues arising out of the works f. No issues are anticipated.,Ensures works complied with party wall obligations and no ongoing liabilities exist.,All confirmations given. No further action.,Non-compliance or outstanding issues. Risk of claims or disputes.
Contract,Power of Attorney,Please confirm that the Power of Attorney is still valid and has not been revoked.,To ensure that the power of attorney is still in place,All confirmations given. No further action.,"We have not received this, we will continue to chase"
Contract,Power of Attorney,Please provide a certified copy of the Power of Attorney,To ensure that the power of attorney is still in place,"Received, no further action required","We have not received this, we will continue to chase"
Leasehold & Management,Lease plan,Please provide the coloured plan referred to in the Lease,Ensures that the lease plan matches what has been referred to in the lease,Lease plan received and matches lease. No further action required,The coloured lease plan has not been produced. We have requested an indemnity