Conveyancing Enquiries Explained: What They Are and How to Answer Them

Conveyancing enquiries are questions raised by the buyer’s solicitor after reviewing the draft contract, title documentation, and search results. They are a normal part of every property transaction and can number anywhere from 10 to over 100 questions depending on the property.

When Are Enquiries Raised?

Enquiries are raised by the buyer’s solicitor once they have received the contract pack from the seller’s solicitor and the search results have come back. This typically occurs 4–8 weeks into the conveyancing process.

The seller’s solicitor passes the enquiries to the seller to answer. Prompt, accurate answers reduce delays.

Common Types of Enquiry

Planning and Building Regulations

• “Please provide copies of the planning permission and building regulations completion certificate for the extension.”
• “The title plan shows what appears to be an outbuilding. Please confirm whether planning permission was required and provide evidence of compliance.”

**What to do:** Locate the relevant certificates. If you do not have them, check whether the work was carried out before the date requiring planning permission, or whether a retrospective approval was obtained. If none exists, your solicitor may recommend an indemnity policy.

Boundaries

• “Please confirm responsibility for the boundary marked T on the title plan.”
• “Please provide a copy of any boundary agreement with the neighbouring property.”

**What to do:** Check your title deeds and any correspondence about boundaries. Inward Ts indicate responsibility.

Disputes

• “Have there been any disputes or complaints with neighbours?”
• “Have there been any disputes concerning the use of any access, path, or drive?”

**What to do:** Answer honestly. Concealing disputes is a misrepresentation and can lead to a claim against you after completion.

Services and Utilities

• “Please confirm whether the property is connected to mains drainage or a septic tank.”
• “Please provide details of any shared drainage arrangements.”

Leasehold-Specific

• “Please provide evidence of payment of ground rent and service charge for the last three years.”
• “Please confirm whether there is any ongoing or anticipated major works.”
• “Please provide the building insurance schedule and confirm the sum insured.”

Guarantees and Warranties

• “Please provide copies of any guarantees or warranties relating to the property (damp proofing, timber treatment, windows, roof, etc.).”

**What to do:** Gather all guarantees and warranties. If originals are lost, contact the company for duplicate copies.

Alterations

• “The property information form indicates works were carried out. Please provide full details and relevant permissions.”

The TA6 Form and Pre-Completed Information

Much of the information sought through enquiries is information the seller declared on the TA6 Property Information Form at the start of the transaction. Completing the TA6 thoroughly and accurately reduces the number of enquiries significantly.

If the TA6 is incomplete or vague, the buyer’s solicitor will raise more enquiries to fill the gaps.

Why Enquiries Cause Delays

Enquiries cause delays when:

• The seller cannot find original documents
• The seller needs to obtain indemnity insurance for missing certificates
• A third party must respond (council, freeholder, utility company)
• The buyer’s solicitor raises further enquiries (called “raises on replies”)

The most common delay-causing enquiries involve missing building regulations certificates and undocumented alterations. If you are planning to sell, gather these documents before marketing.

Indemnity Insurance

Where a document cannot be provided (e.g. a missing building regulations completion certificate for an old extension), the usual solution is indemnity insurance. This is a one-off premium (typically £100–£500) that protects the buyer against enforcement action by the council. Most mortgage lenders accept indemnity insurance in lieu of the certificate.

Indemnity insurance is not a cover-up — it is a standard, widely-used solution for historic compliance gaps.