What to Check When Buying a House, 12 Things to Verify Before Exchanging Contracts

Why Due Diligence Matters

Property transactions in England and Wales are not legally binding until exchange of contracts. Up to that point, either party can withdraw without penalty. This means the period between offer acceptance and exchange is your window to carry out all necessary checks.

1. Check the Title at HM Land Registry

Your solicitor will carry out a title search as part of their conveyancing work, but you can verify the basics yourself. HM Land Registry holds the title register for every registered property in England and Wales, showing the registered owner, any charges (mortgages), covenants, and easements. Property Passport UK displays title tenure (freehold or leasehold) sourced from HMLR for every indexed property.

2. Verify the EPC Rating

The seller is legally required to provide a valid EPC before marketing the property. Check the EPC rating on the official EPC Register or via Property Passport UK. For investment properties, note that properties rated F or G cannot be lawfully let without a valid exemption under Minimum Energy Efficiency Standards (MEES).

3. Check Flood Risk

The Environment Agency's flood zone maps show whether a property is in a high, medium, or low flood risk area. Properties in Flood Zone 3 (high risk) may be harder to insure and mortgage. Property Passport UK shows flood zone classification for every property.

4. Review Sold Price History

Check the property's sold price history using HM Land Registry Price Paid Data. This shows what the property previously sold for and when. A price significantly above comparable recent sales in the same street or postcode warrants further investigation.

5. Order All Conveyancing Searches

Your solicitor will recommend which searches to order. Standard searches typically include: Local Authority Search (planning, roads, drainage), Water and Drainage Search, Environmental Search (contamination, flood, ground stability), and Coal Mining Search in affected areas.

6. Inspect the Lease (if Leasehold)

For leasehold properties, review the lease carefully. Key points: remaining term (aim for 90+ years), annual ground rent (avoid escalating clauses), service charge history, and any unusual covenants or restrictions.

7. Check for Planning Issues

The Local Authority Search reveals any planning applications affecting the property or nearby area. Check for permitted development changes made to the property, ensure any extensions or conversions had the required consent.

8. Review the Property Information Form (TA6)

The seller completes a TA6 Property Information Form disclosing disputes, notices, guarantees, and other material facts. Read this carefully and ask questions about anything unclear.

9. Commission a Survey

Your mortgage lender's valuation is not a survey. Consider commissioning a RICS Home Survey Level 2 (formerly HomeBuyer Report) or Level 3 (Building Survey) to identify structural issues, damp, or defects that could be costly to rectify.

10. Check Broadband and Mobile Coverage

Use Ofcom's checker to verify broadband speeds and mobile coverage at the property address. For remote properties, this can significantly affect both quality of life and resale value.

11. Verify Boundaries and Rights of Way

The title plan shows the general extent of the property boundary. Check for any rights of way, easements, or access rights that might affect how you use the property.

12. Use Property Passport UK for a Data Overview

Before instructing solicitors, search the property on Property Passport UK to get an instant snapshot of EPC rating, flood zone, title tenure, and sold price history, all from official sources, free of charge.