by Sonia Lawrence | Jul 13, 2026
The Short Answer
Enquiries are questions raised by your conveyancer with the seller's solicitor to clarify information about the property or request documents that are needed before you become legally committed to the purchase.
Their purpose is not to delay the transaction. They are raised to ensure that you have the information you need to make an informed decision and that any legal issues are properly investigated before Exchange of Contracts.
What Are Enquiries?
Every property is different.
Although the seller provides information about the property at the start of the transaction, there are often matters that require further clarification or supporting documentation.
Your conveyancer will carefully review the title documents, property information forms, search results and any other paperwork provided. If something is unclear, incomplete or requires further investigation, enquiries will be raised with the seller's solicitor.
What Sort of Questions Might Be Asked?
The enquiries raised will depend entirely on the property and the documents received. Examples include:
- Requesting copies of planning permissions or Building Regulations approvals.
- Clarifying whether alterations received the necessary consents.
- Confirming rights of way or access arrangements.
- Asking about guarantees, warranties or certificates.
- Clarifying boundaries or ownership issues.
- Confirming compliance with restrictive covenants.
- Asking about service charges or ground rent for leasehold properties.
- Requesting additional information following the results of searches.
Every set of enquiries is unique. Two neighbouring properties may require completely different enquiries depending on their history and documentation.
Why Can't You Just Accept the Seller's Answers?
Your conveyancer has a duty to investigate matters on your behalf and, where you are obtaining a mortgage, to comply with your lender's requirements.
Where clarification or supporting evidence is needed, it is important that this is obtained before Exchange of Contracts wherever possible.
Simply accepting assumptions or incomplete information could expose you to legal or financial issues after completion.
Do More Enquiries Mean There Is a Problem?
Not at all.
It is perfectly normal for enquiries to be raised during almost every property transaction.
In many cases, they simply confirm information or request documents that have not yet been provided.
Occasionally, enquiries identify an issue that requires further investigation, but that does not necessarily mean the transaction cannot proceed.
Why Can Enquiries Take Time?
Your conveyancer sends enquiries to the seller's solicitor, who must then obtain instructions from the seller or seek information from third parties, such as:
- Managing agents.
- Freeholders.
- Local authorities.
- Developers.
- Surveyors.
- Utility companies.
This means the speed of the response often depends on how quickly the relevant information can be obtained.
What Happens Once the Replies Are Received?
Your conveyancer will carefully review every reply and any documents provided.
If the replies answer the questions raised, no further action may be needed.
If additional clarification is required, further enquiries may be raised. This is a normal part of the process and helps ensure that important issues are fully investigated before you commit to buying the property.
Why Are Enquiries So Important?
Exchange of Contracts is the point at which you become legally committed to the purchase.
After exchange, it may be too late to raise concerns that could have been identified beforehand.
Enquiries are therefore one of the most important ways your conveyancer protects your interests, helping to ensure that you understand the legal position before making one of the biggest financial commitments of your life.
Top Tip
Quick replies from the seller's solicitor do not always mean the replies are complete.
Your conveyancer will carefully review every response to ensure the information provided properly answers the enquiry. It is often better to spend a little longer investigating an issue before exchange than to discover a problem after completion.
In Practice...
One enquiry can sometimes prevent a significant issue later.
For example, a simple request for supporting documentation may reveal that a loft conversion has no Building Regulations approval, an extension was built without the necessary consent, or a right of way shown on the title has never been exercised. In many cases, these matters can be resolved before exchange through additional evidence, further enquiries or, where appropriate, indemnity insurance.
Every enquiry has a purpose, and our role is to ensure that no important issue is overlooked.
Did You Know?
There is no standard number of enquiries in a conveyancing transaction.
Some properties require only a handful of enquiries, while others—particularly leasehold properties, older homes or those that have been altered—may require considerably more. The number of enquiries is not a measure of how good or bad a property is; it simply reflects the legal investigations needed for that particular transaction.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
Property searches are legal investigations carried out before you buy a property. They provide information that cannot always be discovered by viewing the property or reading the title deeds.
Searches help identify issues that could affect the property itself, your ability to use it, or its future value. They are an important part of the conveyancing process and enable you to make an informed decision before you become legally committed to the purchase.
Why Do I Need Searches?
Imagine buying a property only to discover afterwards that:
- An extension was built without the necessary approvals.
- A major road scheme is planned nearby.
- The property is connected to a private drainage system.
- The land has been affected by historic mining activity.
- There is an environmental issue that could affect future development.
Many of these matters cannot be identified simply by viewing the property or reading the title register.
Searches provide information held by public authorities and specialist organisations, helping to identify issues that may affect the property.
What Searches Will My Conveyancer Order?
The searches required will depend on the property and its location, but the most common include:
Local Authority Search
This reveals information held by the local authority, including matters such as:
- Planning permissions
- Building Regulations approvals
- Conservation Areas
- Tree Preservation Orders
- Road adoption
- Enforcement notices
- Proposed road schemes
Drainage and Water Search
This confirms information such as:
- Whether the property is connected to mains water.
- Whether it is connected to the public sewer.
- Who is responsible for maintaining the sewers.
- Whether public sewers run within the property's boundaries.
Environmental Search
This considers environmental information relating to the property, including:
- Historic land use.
- Flood risk.
- Ground stability.
- Potential contamination.
- Radon gas.
- Other environmental factors depending on location.
Additional Searches
Depending on the property, your conveyancer may recommend additional searches, such as:
- Coal Mining Search
- Brine Search
- Tin Mining Search
- Clay Search
- Chancel Repair Search
- Commons Registration Search
- HS2 or Infrastructure Searches
- Flood Risk Reports
Not every property requires every search. Your conveyancer will advise which searches are appropriate based on the property's location and circumstances.
Are Searches Required If I'm Buying With Cash?
Even if you are purchasing without a mortgage, searches are often recommended.
A mortgage lender will usually insist on searches because they are lending against the property. However, cash buyers also benefit from understanding whether there are legal or environmental issues that could affect their ownership or the property's future value.
If you choose not to proceed with searches, your conveyancer will explain the potential risks so you can make an informed decision.
How Long Do Searches Take?
Search times vary between local authorities and search providers.
Some searches are returned within a few days, while others can take several weeks. Unfortunately, these timescales are outside your conveyancer's control.
Where possible, searches are ordered as early as practical to help avoid unnecessary delays.
Can Searches Delay My Purchase?
Sometimes, yes.
The delay is rarely caused by ordering the searches themselves, but by waiting for the relevant organisations to provide the information.
Your conveyancer will monitor progress and keep you informed throughout your transaction.
Do Searches Ever Reveal Problems?
Occasionally they do.
That doesn't necessarily mean you should withdraw from the purchase.
Instead, the search results may lead to further enquiries, requests for additional documentation, or discussions about whether any action is needed before you proceed.
One of your conveyancer's roles is to explain what the results mean and whether they are likely to affect your decision to buy.
Top Tip
Searches are not simply another item on your legal bill.
They are an investment in understanding the property you are buying and identifying potential issues before you exchange contracts, when there is still time to investigate and make informed decisions.
Did You Know?
Some search results can reveal matters that have nothing to do with the current owner, such as historic planning decisions, old mining activity, or infrastructure proposals made many years ago. This is why searches remain an important part of the conveyancing process, even where a property appears to have no obvious issues.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
Your conveyancer does far more than complete paperwork.
Every property transaction involves a series of legal investigations, checks, enquiries and regulatory requirements designed to ensure that you know exactly what you are buying or selling, that your legal interests are protected, and that the transaction can proceed safely.
Much of this work takes place behind the scenes, but it is essential to achieving a successful completion.
We Investigate the Property
One of the first things we do is investigate the legal title to the property.
This includes checking:
- Who legally owns the property.
- Whether they have the right to sell it.
- Rights of way and easements.
- Restrictive covenants.
- Restrictions registered against the title.
- Any legal matters that could affect your ownership or future use of the property.
Our role is to identify potential issues before you become legally committed.
We Carry Out Legal Searches
If you are purchasing a property, we obtain searches that reveal information which cannot always be seen during a viewing.
Depending on the property, these may include information about:
- Planning and building regulation matters.
- Roads and highways.
- Drainage and water.
- Environmental issues.
- Flood risk.
- Mining or ground stability.
- Other matters that may affect the property.
These searches help you make an informed decision before exchange of contracts.
We Raise Enquiries
If something isn't clear, we ask.
Enquiries are an important part of the conveyancing process and are raised to clarify information, obtain missing documents, or confirm matters that could affect your decision to proceed.
Every property is different, which means every set of enquiries is different.
We Check Your Mortgage Requirements
If you are buying with the help of a mortgage, we usually act for both you and your lender.
Before funds can be released, we must ensure that the property meets your lender's requirements and that all conditions of the mortgage offer have been satisfied.
We Carry Out Identity and Financial Checks
As regulated property lawyers, we have legal obligations to verify your identity and understand where the money used in your transaction has come from.
These checks help prevent fraud, money laundering and financial crime and are required by law.
We Prepare You for Exchange and Completion
Before contracts are exchanged, we ensure you understand the legal documents you are signing and the commitments you are making.
Once everything is ready, we coordinate with the other parties involved to arrange exchange and completion, helping your transaction progress as smoothly as possible.
We Keep Things Moving
A conveyancing transaction often involves a number of different people, including:
- Buyers and sellers
- Estate agents
- Mortgage lenders
- Mortgage brokers
- Surveyors
- Managing agents
- Freeholders
- Other solicitors
- HM Land Registry
One of our key roles is coordinating with everyone involved, responding to developments, resolving issues where possible, and keeping your transaction progressing.
We Keep You Informed
We understand that buying or selling a property can feel daunting.
We will explain what we are doing, why we are doing it, and what we need from you at each stage of the transaction. Our aim is to provide clear, practical guidance so you always understand where your matter stands.
It's About More Than Paperwork
Conveyancing is about protecting one of the biggest financial commitments most people will ever make.
While much of our work happens behind the scenes, every document reviewed, every enquiry raised, every search considered and every conversation held is aimed at ensuring your transaction is completed safely, efficiently and with your best interests at the forefront.
Did You Know?
A typical conveyancing file may involve reviewing hundreds of pages of legal documents, raising numerous enquiries, liaising with multiple organisations and carrying out extensive legal and regulatory checks before contracts can safely be exchanged.
Much of this work happens long before you receive your keys, but it plays a vital role in protecting your investment.
by Sonia Lawrence | Jul 13, 2026
The Short Answer
Firstly, congratulations!
Having your offer accepted is an exciting milestone, but it is important to remember that the property is not yet legally yours. In England and Wales, neither the buyer nor the seller is legally committed to the transaction until contracts have been exchanged.
Until then, there is still a legal process to complete, and your conveyancer will work to ensure that you can proceed with confidence.
What Happens Next?
Once your offer has been accepted, the seller's solicitor will prepare and send a draft contract pack to your conveyancer. This usually includes:
- A draft Contract
- Official copies of the Land Registry title
- Property Information Forms completed by the seller
- Fixtures and Contents Form
- Supporting documents relating to the property
Once these documents are received, your conveyancer can begin reviewing the legal title and investigating the property.
What Will Your Conveyancer Be Doing?
Your conveyancer will begin carrying out a number of important legal checks, including:
âś” Reviewing the legal title to ensure the seller has the right to sell the property.
âś” Checking for any rights, restrictions, covenants or other matters affecting the property.
âś” Ordering the appropriate property searches.
âś” Reviewing the seller's paperwork.
âś” Raising legal enquiries where further information or clarification is required.
âś” Reviewing your mortgage offer (if applicable) and ensuring your lender's requirements can be met.
Every property is different, so the work required will depend on the individual circumstances of your transaction.
What Will You Need To Do?
Whilst your conveyancer carries out the legal work, there are several things you can do to help keep your purchase moving.
You may be asked to:
- Provide proof of identity.
- Provide evidence of your deposit and Source of Funds.
- Sign initial paperwork.
- Arrange your survey, if you have not already done so.
- Read and respond to any requests from your conveyancer promptly.
Providing information quickly can often help avoid unnecessary delays later in the transaction.
When Can I Book My Removal Company?
It is always best to wait until contracts have been exchanged before making any firm arrangements such as:
- Booking removals
- Giving notice on rented accommodation
- Arranging deliveries
- Booking time off work that cannot easily be changed
Although everyone hopes a transaction will proceed smoothly, dates can change before exchange of contracts.
How Long Will It Take?
Every transaction is different.
Factors such as property chains, mortgage offers, searches, enquiries, leasehold management information and responses from third parties can all affect timescales.
Rather than focusing on a specific completion date too early, your conveyancer will keep you updated as your transaction progresses and advise when it is appropriate to begin making arrangements.
Top Tip
No two property transactions are ever exactly the same.
Avoid comparing your purchase to a friend's or family member's experience. Your conveyancer's role is to ensure the legal process is completed thoroughly and correctly, helping to protect your investment both now and in the future.
Did You Know?
Many people believe that once their offer has been accepted, the property is theirs.
In fact, neither party is legally bound until Exchange of Contracts. Until then, either party can withdraw from the transaction without the legal consequences that apply after exchange.