Conveyancing Enquiry Builder

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Enquiries

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Client Responses

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💬 RESPONSES

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,"The sellers will provide an allowance of £XXXX for service charge/ground rent arrears and agree to settlement by buyer’s solicitors.","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 covenants in the title or related documents?","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/Permissions,Planning compliance,"Please confirm all building works were completed in line with planning permissions and conditions.","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,"Confirm seller has been advised of duty to notify of any changes to replies or information before exchange.","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,"Confirm developer has been advised of duty to notify of changes before exchange.","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,"Confirm whether the building was originally clad or subsequently reclad, with evidence of building regulation compliance.","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,"Has the landlord undertaken any cladding assessment and can the report be provided?","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."
Building Safety,S20 & retention,"Provide S20 notices and confirm retention to cover contribution for works.","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."
Ground Rent/Charges,Ground rent receipt,"Provide clear receipt or agree allowance to clear arrears.","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,"Contract approved subject to amendments. Clean copy requested for signature.","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."
Envirosearch,Crossrail,"Seller asked whether any notices or communications about Crossrail have been received.","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."
Drainage,Sewer build over,"Confirm sewer within boundary has not been built over or provide 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,"Confirm if building exceeds 11m/5 storeys and provide BSA 2022 documentation.","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."
Warranty,Warranty claims,"Have any claims been made under the warranty?","Past claims can indicate structural or installation issues.","No warranty claims. No further action.","Claims exist. May indicate prior defects and require review."
Rent Charge,Rent charge,"Provide receipt or confirm indemnity policy will be supplied.","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,"Provide remediation status and all landlord/leaseholder certificates under BSA 2022.","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/Indemnity,Indemnity Request,"Provide indemnity policy for XXXXX.","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/Indemnity,Indemnity for seller to pay,"Confirm which indemnity option seller agrees 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."
Fixtures and contents,Fittings owned,"Confirm all items listed as remaining 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."
Japanese Knotweed,Japanese knotweed,"Confirm no investigations, treatments or neighbouring issues with knotweed.","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."
Completion,Law Society Code,"Confirm adoption of 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."
Local Search,Local Extract,"Provide copies of highlighted Local Authority 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."
Management/Leasehold,Section 20 notices,"Provide copies of all S20 notices.","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."
Major Works,Major works paid,"Have major works been carried out at the property? Have they been invoiced and paid 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."
Major Works,Major works not invoiced,"Have major works been carried out 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."
Major Works,Major works invoiced,"Have major works been 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."
Major Works,Major works future,"Are any major works planned for 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,Original lease,"Please confirm you are holding the original lease and it 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,Share certificate,"Confirm you hold the share certificate and will provide it with a 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."
Drainage,Build over,"Property has been extended; confirm whether extension is over a drain and provide 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."
Envirosearch,Ground subsidence,"Searches show area of natural ground subsidence. Confirm seller’s experience.","Subsidence affects insurance, value and future stability.","Seller reports no issues. No further action.","Seller reports subsidence or movement. Significant risk requiring further investigation."
Management/Leasehold,LPE1,"Provide complete LPE1 or management pack.","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."
Envirosearch,Rail proximity,"Railway line near property; confirm any issues or notices.","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,S106 & CIL,"Confirm planning obligations discharged and contributions paid.","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."
Freehold,S5 notice,"Confirm an S5 notice has been issued regarding freehold sale.","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."
Major Works,Retention rider,"Confirm seller agrees to retention pending latest accounts.","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."
Completion,Completion date,"Provide seller’s preferred completion date.","Helps plan logistics and agree final timeline.","Seller confirms date. No issues.","Seller provides unworkable or uncertain date. Timeline may need negotiation."
Tenancy,Tenanted,"Provide evidence tenant received gas safety, EPC, and How to Rent booklet.","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."
Arrears,Undertaking arrears,"Provide undertaking to discharge service charge or ground rent arrears.","Ensures you do not inherit seller debts.","Seller provides undertaking. No further action.","Seller refuses undertaking. You risk inheriting arrears and possible collection action."
Access,Access,"Confirm legal vehicular and pedestrian access direct from adopted road.","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."
Vacancy/Insurance,Empty Property,"Confirm how long property has been unoccupied and that seller will keep insurance active 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."
Indemnity/Title,C1 indemnity,"Provide indemnity for C1 entry on the register.","Covers a title defect that cannot easily be resolved.","Seller provides suitable indemnity. No further action.","Seller refuses indemnity. Title defect risk remains."
Compliance,Asbestos,"Provide asbestos risk assessment from freeholder.","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."
Compliance,Fire Risk,"Provide fire risk assessment.","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,"Confirm seller exercised all rights in lease without 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."
Newbuild,Covenant breach,"Is the seller aware of any breach or alleged breach of covenants or restrictions?","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."
Newbuild,Duty to notify,"Confirm developer has been advised of duty to notify of any changes to replies or written information before exchange.","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."
Newbuild,Claims on warranty,"Have any claims been made against the warranty policy?","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."
Newbuild,Completion date,"Please provide seller’s preferred completion date.","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."
Newbuild,Law Society Code,"Confirm adoption of 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."
Newbuild,Planning compliance,"Please confirm that all planning permission conditions have been 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."
Newbuild,Japanese knotweed,"Confirm developer is not aware of Japanese Knotweed and no investigations or treatments have occurred.","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."
Newbuild,NHBC,"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."
Newbuild,Invasive plants,"Confirm invasive plants on the development have been treated and provide 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."
Newbuild,Section 106,"Confirm all Section 106 obligations have been satisfied and discharged.","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."
Newbuild,Membership,"Is there 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."
Newbuild,Rights Granted,"Confirm sellers have exercised all rights granted in transfers without issue.","Ensures rights are usable and undisputed for you.","Rights exercised without problems. No further action.","Rights disputed or restricted. May affect property enjoyment."
Newbuild,Deed of Covenant,"Confirm whether there is a fee for buyer entering into a deed of covenant.","Identifies additional completion costs.","Fee confirmed and reasonable. No issues.","High or unclear fee. May affect completion cost."
Newbuild,Verified ID checks,"Confirm whether seller requires anything further regarding buyer ID verification.","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."
Newbuild,Build Stage,"Confirm current build stage under 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."
Newbuild,Snagging,"Confirm 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."
Newbuild,Structural Warranty,"Provide structural warranty certificate.","Protects against major structural defects for several years.","Certificate provided. No further action.","Certificate missing. Lender may not proceed; risk of uncovered defects."
Newbuild,Insurance,"Confirm buildings insurance will be amended on exchange to reflect buyer as 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."
Newbuild,DS3,"Confirm a DS3 will be provided 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."
Newbuild,Foul Drainage,"Confirm foul water drains to 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."
Newbuild,Surface Drainage,"Confirm surface water drains to 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."
Newbuild,Local Extract,"Provide copies of highlighted Local Authority 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,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."
Conservation Area,Windows,"Property is in a conservation area. Provide planning permissions/building regulation approval for 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."
Conservation Area,Works,"Provide permissions and building regulations for works in a conservation area.","Verifies legal compliance for restricted areas.","Documents provided. No further action.","Documents missing. Risk of enforcement or resale complications."
Listed Building,Listed,"Provide 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."
Parking Space,Parking charges,"Provide information on separate 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."
Parking Space,Permits,"Confirm who to contact for permits and average costs.","Helps plan practical parking arrangements.","Permit information provided. No issues.","Permit process unclear or costly. May affect usability."
Title,Certificate of compliance,"Provide certificate of compliance 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."
Fittings and Contents,Section 2,"Please ask seller to complete Section 2 to confirm included/excluded items.","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,"Provide updated 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."
Warranty,Missing Warranties,"Provide 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."