If you're in the process of buying a house, you will have heard the terms 'searches', ‘conveyancing searches’ or 'property searches'. These all refer to a set of searches that are crucial to the [home buying process](https://www.getagent.co.uk/guide/buying-a-house). They're completed by your [conveyancer](https://www.getagent.co.uk/guide/conveyancing/what-is-conveyancing) (solicitor), who works with local authorities and environmental agencies on your behalf.

## What are conveyancing searches?

Searches are investigations carried out in order to __verify the integrity of the property and lands before you__, the homebuyer, __complete the purchase__. They provide detailed information on aspects of the property you might not have considered - development limitations and contamination risks are just some of the things evaluated within these reports. The searches carried out are usually

1. Local authority searches
2. Planning searches
3. Water and property searches
4. Environmental searches

## Are property searches important?

Yes property searches are important in order to uncover any potential issues. If you're buying a house with a [mortgage](https://www.getagent.co.uk/guide/mortgages/what-is-a-mortgage), property searches __are mandatory__. Mortgage lenders won't lend to buyers who are found to be buying a home with high risks, and searches investigate a property’s risk factor.

However, their importance to lenders isn't the only reason searches are useful. A lender may still be willing to lend you money based on the findings of a search report, whereas you the buyer might have second thoughts. Searches can reveal things about a house you might not be happy with, like a higher risk of flooding, or reduced potential for future developments.

#### Five reasons you should care about property searches:

1. They can save you thousands of pounds in future repairs.
2. They show you how much room you have for development.
3. Their results could impact your decision to purchase.
4. The seller might reduce the property's final selling price.
5. Ultimately, your mortgage lender will insist on searches being carried out.

## At what stage in the home buying process do you order property searches?

Once your offer has been accepted and you’ve [instructed a conveyancing solicitor](https://www.getagent.co.uk/guide/conveyancing/find-a-conveyancer), property searches will be the next thing you do in the home buying process. 

It's important that searches are carried out early in the transaction. You don’t want to [exchange contracts](https://www.getagent.co.uk/guide/house-selling-process/exchange-and-completion) on a property you’re unsure of. When contracts are exchanged, the sale becomes legally binding, and you’re obligated to complete the transaction.

## Types of conveyancing searches

There are over __nine possible searches__ that your conveyancer can carry out on your behalf. Working with both private bodies and local authorities, these searches determine whether the house purchase is safe to progress to the next step.

There are several searches included in the ‘Core search pack’. Other searches are optional extras. Your conveyancer can help you decide whether to proceed with these additional searches.

#### 1 - Local authority searches

Local authority searches examine nearby planning works, road schemes and contaminations. There are two parts to local searches - LLC1 and CON29.

* A LLC1 search examines the register of local land charges. Conveyancers locate financial charges, which indicate if money is owed to the council for developments, or if planning permission has been granted for developments.
* A CON29 search covers property planning history, road works, building regulations, and conservation areas. They also indicate whether the property has been served a Section 215 Maintenance Notice. These ‘land maintenance notices’ are served when the condition of the land or building directly affects the utility and safety of the local area.

**Priority:** Core

#### 2 - Planning searches

Planning searches examine the local area for planning applications and consents. The search covers properties and areas within a 250-metre radius of the prospective property.

**Priority:** Extra

#### 3 - Draining and water searches

Drainage and water searches determine:

* Whether the property is connected to a public mains supply.
* Who the supplier of the property's water supply is.
* Whether the house is connected to public sewers.
* Whether there are any water mains or waste sites located on the property itself.

Ultimately, the search reveals who is responsible for the property's water and waste, as well as whether any on-site mains or sewers affect repairs or developments.

**Priority:** Core

#### 4 - Environmental searches

Environmental searches are carried out by environmental agencies. They reveal:

* The past uses of land.
* The past uses of the land in the vicinity of the property.
* Whether these past uses have caused potential contamination.

These searches also evaluate the risks of:

* Flooding.
* Subsidence (Sinking of the property).

Environmental reports are an important part of the property searching process. If the land is found to have a risk of contamination, the local authority will charge the property owner the costs of cleaning up and removing said risks.

**Priority:** Core

#### 5 - Flood risk searches

Flood risk searches are specifically designed for properties located near bodies of water, like rivers or the coast. They reveal how likely the area is to flood as a result of its proximity to the body of water.

**Priority:** Core

#### 6 - Coal mining and mining searches

If the property and land are located in an area previously used for mining, there is an increased likelihood of tunnels running below the property. Mining searches determine whether there are any tunnels, and whether or not they will cause any long-term damage to the property. Tunnels can increase the likelihood of subsidence, so it's important to know exactly what's below your property.

**Priority:** Extra

#### 7 - Chancel repair searches

Some properties have a historic liability to the local parish for church repairs - this search clarifies whether the property in question owes money to the local parish. If the property does owe the parish, you can buy insurance to cover these bills.

**Priority:** Extra

#### 8 - Land Registry pre-completion

This Land Registry search confirms whether the owner is in fact the real owner of the property. It also checks whether the owner has filed for bankruptcy, ensuring the property is legally safe to buy.

**Priority:** Core

#### 9 - HS2 high-speed rail

The new HS2 high-speed rail will link London, Birmingham and the north-west with a new series of trains travelling up to 225mph. This search will determine whether or not your property will be impacted by the development of HS2.

**Priority:** Extra

## How much do conveyancing searches cost?

Conveyancing search costs range from £9-£250 but will depend on the search and the local authority.

| Conveyancing Search       | Cost       |
| -------------------- | ---------- |
| Local authority      | £40 - £250 |
| Planning search      | £30        |
| Drainage             | £35 - £50  |
| Environmental report | £36 - £42  |
| Flood risk           | £9         |
| Mining report        | £35.79     |
| Chancel repair       | £12        |
| Land charges         | £6  - £10  |
| HS2                  | £15        |

## House surveys

As your conveyancer organises property searches, your mortgage provider organises additional searches, known as [house surveys](https://www.getagent.co.uk/blog/properties/house-survey-costs-types). The most basic house survey is a standard mortgage valuation survey (basic drive-by valuation of the property). However, homebuyers can choose to have a further, more informative survey if they’re inclined.

#### What types of house surveys are there?

There are five types of house surveys available. The type of survey you need depends on the type of property you are purchasing.

1. Valuation survey
2. Condition report
3. Homebuyer report
4. Structural survey
5. Snagging survey

You can learn more about these types of surveys [over in our blog](https://www.getagent.co.uk/blog/properties/house-survey-costs-types).

#### What's the difference between house surveys and property searches?

The main difference is that:

* House surveys investigate the __structural integrity of the property__.
* Property searches investigate the __site of the property, its history, and the nearby area__.

**If you're a homebuyer**, a house survey might show that you can benefit from a **renovation grant**. House survey grants are available under strict conditions, namely:

1. That the property is seriously neglected.
2. That critical repairs are needed.
3. That you, and other occupiers, are vulnerable.
4. That there are no other means for paying for repairs.
5. That you are intending to live in the house.

You can find out more about surveys in [our complete guide to house surveys and their costs](https://www.getagent.co.uk/blog/properties/house-survey-costs-types).

## How long are local searches taking at the moment?

Local authority searches are meant to take two to three weeks, but on average in 2022 they are currently taking __up to six weeks__. This depends on your local area, and the backlog of your local authority.

You can check how long conveyancing is taking right now using our tool below

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## What happens if there are problems discovered in the searches?

If problems are discovered in any of the searches, ultimately, your [conveyancer will advise](https://www.getagent.co.uk/guide/conveyancing/what-is-conveyancing) whether problems discovered in the searches indicate that the property is a bad investment. Some results are subjective - for example, you may still decide to buy a property if a search report indicates certain types of extension are impossible. Other results, like severe flood risks, might lead your conveyancer to advise against the property purchase.

## Summary

The home moving process is stressful enough without unwelcome surprises further down the line. Property searches ensure that you aren't blindsided after you complete the purchase of your new home. It's better to be safe than sorry, especially when you have your mortgage application to think about.

Lawyer viewing papers next to a set of scales.

Conveyancing searches

Searches are investigations carried out in order to verify the integrity of the property and lands before you, the homebuyer, complete the purchase. 

Conveyancing searches - What are they and which do you need?

On the 23rd March 2020, the UK went into its first national lockdown. Now, nearly two years on, businesses are still recovering from the effects of the Coronavirus Pandemic. While we all know the hospitality industry was the first to feel the repercussions of lockdown, restaurants and bars weren’t alone in their liquidation. On the 7th October 2021, [ThisIsMoney.co.uk reported](https://www.thisismoney.co.uk/money/markets/article-10068615/Covid-19-sees-nearly-400-000-UK-businesses-disappear-one-year.html "400,000 UK businesses disappear") that over 400,000 UK companies disappeared in the first year of the pandemic. As property is our bread and butter here at GetAgent, we sought to find out how badly the industry was affected. What we found was a silver lining.

## What we discovered

The number of property companies entering liquidation in the Real Estate Activities Sector __fell during the pandemic__ (Q1 2020 - Q3 2021), totalling at 494. This total is __down -18%__ when compared to the 601 figure from the years preceding (Q2 2018 - Q4 2019).

The silver lining for property professionals has been driven by a fall in the number of companies being forced into liquidation, with compulsory liquidations down -57%.

However, there has been a marginal 2% uplift in the number of property companies making the grim decision to seek voluntary liquidation.

## Our methodology

Our research focused on **registered compulsory liquidation** and **registered creditor’s voluntary liquidation** within the Real Estate Activities Sector (Section L; Division 68), which includes:

- The renting and selling of own real estate
- The renting and operating of own or leased real estate
- Real estate activities on a fee or contractual basis

#### What is ‘registered compulsory liquidation’? 

When liquidation is forced on a business by the courts.

#### What is ‘registered creditor’s voluntary liquidation’? 

When directors of a business agree with shareholders to place the company in liquidation in order to pay off debt.

*__Compulsory and Voluntary Liquidations in the Real Estate Activities Sector in Great Britain before and during the COVID-19 pandemic, alongside the % change__*

| Category                          | Sector               | Pre-pandemic equivalent (2018 Q2 to 2019 Q4) | Pandemic so far (2020 Q1 to 2021 Q3) | Percentage change |
| --------------------------------- | ---------------------- | -------------------------------------------- | ------------------------------------ | ----------------- |
| Compulsory liquidations           | Real Estate Activities | 202                                          | 86                                   | \-57%             |
| Creditors’ voluntary liquidations | Real Estate Activities | 399                                          | 408                                  | 2%                |
| Total estimated liquidations      | Real Estate Activities | 601                                          | 494                                  | \-18%             |

Data sourced from [Gov.uk Company Insolvency Statistics: July to September 2021](https://www.gov.uk/government/statistics/company-insolvency-statistics-july-to-september-2021 "Gov.uk Company Insolvency Statistics: July to September 2021").

## Why property companies were resilient to the pandemic

While furlough inevitably helped property companies stay open during the first months of the pandemic, other Government schemes, like the [Stamp Duty Land Tax Holiday](https://www.getagent.co.uk/guide/buying-a-house/stamp-duty), proved invaluable to the industry’s survival. The holiday saw home buyers paying highly reduced Stamp Duty rates, including zero tax on properties priced under £500,000.

| Property price           | Stamp Duty Land Tax rate |
| ------------------------ | ------------------------ |
| Up to £500,000           | Zero SDLT                |
| £500,001 to £925,000     | 5%                       |
| £925,001 to £1.5 million | 10%                      |
| Above £1.5 million       | 12%                      |

Combined with an acute shortage of housing, the SDLT Holiday set the [property market on fire](https://www.getagent.co.uk/blog/property-news/first-time-buyers-pay-more-due-to-stamp-duty-holiday). Even as house prices soared across the country, homebuyers remained incentivised to continue buying. Undoubtedly, this helped some property companies stay afloat, despite the devastating effects of the Coronavirus Pandemic. [See which agents are performing the best in the current market here](https://www.getagent.co.uk/i/6-best-estate-agents).

![ColbyQuote](//images.ctfassets.net/us6n8ous4bz0/5DngU9CUPEVCOZZJfcBoxO/dd13b161442122fb97d63b42932d8cb0/Colby_Quote.png)

Property Business

We decided to find out how badly the property industry was affected by the pandemic. What we found was a silver lining.

The surprising impact of the pandemic on British property companies

If you’re looking to sell your home, then there are plenty of ways to find out how much it is worth. Property listing prices are usually decided by experienced estate agents who will examine the home and determine how much it may be worth to buyers. So how much does this initial valuation cost? The good news is that __it is totally free__!

However, if you are looking for a more detailed valuation, there are other avenues to explore. Keep reading to find out everything you need to know about property valuations and their costs.

## Who charges for valuations?

Your traditional estate agents will not charge for a valuation. Usually, their valuations will also be no obligation, meaning you don’t have to list your home with them if you choose not to sell. You can expect the following services to charge for their valuations:

- Chartered surveyors
- Mortgage lenders

You can reach out to chartered surveyors for accurate house valuations, and they will charge from £300 for this service.

Mortgage lenders will also carry out valuations in order to find out how much the property is worth before loaning the money. You’ll usually pay an additional £100 or so on top of your other fees as you won’t be able to borrow the mortgage amount from the lender until they carry out the valuation.

### What do valuations cost the estate agent?

As mentioned, estate agent valuations are usually free of charge, but what does it cost them to carry out a valuation?

First, the agent will have to factor in their travel time and costs to view the property. Then they’ll gather data about houses of similar sizes in the area, data about house prices in the same postcode and the demand for homes in the location. Once the agent has visited the home, viewed the entire property and then put together all the information, you’re looking at around 3 hours work — which could be anywhere between £80-£150 worth of time and costs (such as petrol or charges to access property data) to the firm.

## Types of house valuations and fees

Now we’ll look at the following types of valuations in more detail, and how much you can expect to spend. There are 4 main types of valuation you will experience:

| Property Valuation Type     | Average Cost                                                       |
| --------------------------- | ------------------------------------------------------------------ |
| Estate agent valuation      | Free                                                               |
| Independent house valuation | From £300 to £600, relative to property size.                      |
| RICS valuation              | From £500 or over £1,000 in complex cases                          |
| Mortgage valuation          | From £150, the charge usually increases relative to the home value |

### Estate agent valuation

An agent will visit your home, for free, to give you an idea of how much it would be worth. This valuation will then be used to determine what the asking price is set at when marketing your property. [Estate agents will use multiple factors](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value) to decide how much your house is worth.

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### Independent house valuation

A neutral third party (who is not connected to the buyer or seller) comes to view the property to give an unbiased opinion on the value. This will be an independent surveyor or a chartered surveyor and will cost upwards of £300.

### RICS

The Royal Institution of Chartered Surveyors (RICS) can value properties, and provide surveys that will contribute to an accurate valuation. Often RICS surveys and valuations are used in the buying process, and not before a house is put up for sale, but in some cases, they can be. For example, if you are buying or selling a property with the government Help To Buy for shared equity then you may need RICS surveys before listing the home, or completing a sale.

### Mortgage valuation

Mortgage lenders will value the home (often using RICS surveys) after an offer has been made and accepted. The valuation is to ensure that the property is worth what the buyer has offered, so the bank or lender knows they are not loaning out more money than the home is actually worth.  

## What’s the difference between a valuation and a survey?

A valuation is when the home is examined to determine how much it can be worth, however, a property survey is to look for structural issues as well as hidden defects. Generally, surveys will need to be done when buying or selling a property and will have a cost attached for each type of survey. 

### How much do surveys cost?

Let’s take a look at some of the surveys and evaluations that may be required on a home. The costs are an average, but bear in mind you may pay more or less depending on the size and value of your home.

| Survey Type               | Average Cost of Survey | Notes    |
| ------------------------- | ------------ | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |
| Condition report          | £380         | The condition report looks at any defects or safety issues at the property and is mainly used for new homes. It does not indicate value and is the most basic level of survey.                                                                  |
| Homebuyer report          | £500         | A more in detail survey that reports any issues or damage within the home. The report will highlight any issues a potential buyer would need to address for safety or longevity purposes.                                                       |
| Building survey           | £800         | The most in detail report, this survey examines both the structure and condition of a home. For older buildings, this report will highlight how extensive issues are so that a buyer can gauge how much they’d spend on rectifying the problem. |
| Property valuation survey | £320         | This survey is to have a chartered surveyor officially value the property. The cost fluctuates depending on the size and value of the home.            |

## Is it worth getting a property valuation?

Yes it is definetly worth getting a property valuation and for some stages in the [house buying process](https://www.getagent.co.uk/guide/buying-a-house/how-to-buy-a-house) it's also a requirement. In the early stages of selling your home, you should get a valuation to understand the potential asking price [in the current market](https://www.getagent.co.uk/house-prices). You don’t necessarily need a valuation, but it puts your expectations in the right place and an estate agent will usually offer this service when listing the home. 

As a buyer, however, the home must be valued if you are using a mortgage to buy the property. In England, the mortgage lender has to value the home after you make an offer before they lend you the money. 

## How to get your house valued for free

To get a free valuation, you can simply approach an estate agent:

1. Enquire at a few estate agents, both digital and brick-and-mortar.
2. Ready your home and garden for viewing.
3. Research house prices in your local area to set your expectations.

Usually, estate agents will value your home for free, but you should expect a few follow-up calls too, as they’ll be looking to list the property for you. 

Home interior for valuation

How much should you be looking to spend on getting your home valued? Discover the types of valuation and their average cost with GetAgent.

How Much Does a Valuation Cost? Do Estate Agents Charge?

How Much Does a Valuation Cost?

When it comes to selling property, there’s a lot of paperwork to get through. While straightforward for the most part, the [Law Society’s TA6 Property Information Form](https://www.lawsociety.org.uk/en/topics/property/transaction-forms) can be a confusing obstacle for many homesellers. In this guide, we’ll take a look at the TA6 in closer detail. What is a TA6, why is it important, and what information does it require of homesellers?

## What is a TA6 Form?

If you’re selling a house, you need to provide the buyer with information about the property, its lands, and structures. The TA6 Form gives buyers (and their conveyancers) a comprehensive look at your property. A TA6 Property Information Form details everything from neighbourly disputes, to alterations and planning permissions.

### What is a Property Information From?

You wouldn't be the first person to think them individual documents, but a property information form *is* a TA6 Form. They are the same thing and referred to interchangeably.  

![ta6-property-information-form-start](//images.ctfassets.net/us6n8ous4bz0/3AWc0OBHCXdOK7UT0UOa4I/011602bea907f45e1a3b804dbb6312fe/ta6-property-information-form-start.png)

## Why are TA6 Forms important?

While TA6 Forms aren’t mandatory, conveyancers strongly advise vendors to complete them before selling. A property without one can be a major red flag to potential buyers. There’s a number of reasons why they’re so important:

1. They provide buyers with the necessary information about a property all in one place.
2. They indicate a seller’s willingness to place the property transaction under closer scrutiny (For example, knowingly providing inaccurate information in a TA6 Form could result in legal action). 

Property Information Forms indicate to potential buyers that the homeseller is:

* Willing to provide necessary information to progress the home sale
* Serious about the home sale
* Not attempting to hide anything

## What if a seller lied on a Property Information Form?

As a homeseller, lying by either giving incomplete or incorrect answers on a Property Information Form may allow the buyer to either make a claim for compensation, or refuse to complete the purchase. That means if you don’t know the answer to a question, it’s better to just be honest. Making up a vague answer can put you in danger of having a claim made against you. Remember, **your conveyancer is always available for advice**, but omissions or delays in completing the TA6 can falter the sale.

## How do you fill in a TA6 Property Information Form?

Filling in a TA6 Form may take a while due to the amount of information required. Property Information Forms are divided into **14 sections** with several questions in each. Homesellers are expected to fill out the form to the best of their ability, while providing evidence in the form of documents and certificates (where applicable).

Although the TA6 Form is important, it’s worth remembering that you, the homeseller, aren't expected to have expert knowledge on any of the matters discussed - especially, with regards to events that occurred prior to your ownership of the property.

To fill in your Property Information Form:

1. Prepare all the documents you need for the form before you start
2. Set aside enough time to fill in the form (it can take up to xxxx)
3. Fill in each of the 14 sections to the best of your ability
4. Reach out to your solicitor on anything you’re not sure on

## What documents do I need for a Property Information Form?

Sellers are advised to provide everything related to their property, including the following documents:

1. Title deeds
2. Energy Performance Certificate (EPC)
3. Proposals for development in the area
4. Planning permission certificate(s)
5. Building Regulations approvals
6. Completion statements
7. FENSA certificate for windows
8. Building control sign offs on boilers, extensions and electrical work

## Law Society’s TA6 Form instructions for sellers and buyers

After you fill out your initial details on a TA6 Form (Your name, address and postcode), the Law Society dispenses some final instructions to sellers and buyers.

### Instructions to homesellers

* Make sure the answers are prepared by the person who owns the property on the title deeds or Land Registry title.
* If you don’t know the answer to a question, just say so. Unsure homesellers should consult their conveyancers.
* If you become aware of any information that would alter the answers you’ve provided, inform your conveyancer immediately. Don’t change any current arrangements (tenants) without consulting your conveyancer first.
* Don’t give incomplete or inaccurate information, otherwise the buyer may make a claim for compensation or drop out of the sale.
* Provide your conveyancer with all the correct documents pertaining to the subject of each question.

### Instructions to homebuyers

* If the seller reveals any information (through conversation or in writing) that hasn’t been included in the TA6 Form, tell your conveyancer.
* Make sure you carry out your own searches, instead of relying on the answers regarding the physical condition of the property.
* Don’t expect the seller to have expert knowledge of legal or technical matters, especially with regards to matters prior to their ownership of the property.

## How long does it take to complete a TA6 Form?

On average, TA6 Forms take half an hour to an hour to complete - but this completely depends on how ready you are to answer the questions. You might not have the correct information to hand for every one of them, so it’s good to prepare beforehand.

## Property Information Form - Breakdown

In this breakdown, we provide you with a brief overview of what to expect in each section of the Property Information Form, including the number of questions you’re obligated to answer.

### Section 1: Boundaries

Properties are limited by legal boundaries that may appear as a hedge, fence or wall. This section is designed to show buyers the broad extent of your property’s boundaries, and who is responsible for their maintenance.

If you’re unsure on how to answer the questions here, the [Gov.UK website has some useful information](https://www.gov.uk/your-property-boundaries) on locating property boundaries.

**No of questions**: 6

### Section 2: Disputes and complaints

In this section, you are required to explain any [past or existing disputes and complaints with neighbours](https://www.getagent.co.uk/blog/selling-tips/cant-sell-because-of-neighbours) regarding your property. It’s important that buyers have a fair understanding of past and current grievances. It prevents them from being blindsided should issues arise during their ownership.

**No of questions**: 2

### Section 3: Notices and proposals

It’s important that buyers have a clear understanding of any notices or proposals that might affect the property. You may have received letters about any proposals for developments, but you can find out more through [your local council authority](https://www.gov.uk/find-local-council).

If you want to find out where in the UK has the most planning permission breaches, [our research is here to help](https://www.getagent.co.uk/blog/research/planning-permission-breaches). Our blog has lots of useful tips for homesellers, including details on [whether you should apply for planning permission before selling](https://www.getagent.co.uk/blog/first-time-sellers/should-i-apply-planning-permission).  

**No of questions:** 2

### Section 4: Alterations, planning and building control

Here, you need to give buyers a history of changes you’ve made to the property. It’s important that all the works described have the relevant consents and approvals, and that these are attached where appropriate. You will also need to mention whether there are any permanent restrictions on developments to your property.

You can find out if your property is a listed building over on the [Historic England website](https://historicengland.org.uk/listing/the-list/). For more information on conservation areas, we have [everything you need to know](https://www.getagent.co.uk/blog/properties/conservation-area).

**No of questions:** 8

### Section 5: Guarantees and warranties

This section provides buyers with information about the property’s guarantees and warranties. If there are any on the property, you need to provide details, including any claims made in their name.

**No of questions:** 2

### Section 6: Insurance

In this section, you need to provide details of any insurance taken out on the property, including any claims you’ve made. If you haven’t taken out any insurance, you need to explain why.

**No of questions:** 5

### Section 7: Environmental matters

![EPC - Energy efficiency rating](//images.ctfassets.net/us6n8ous4bz0/4FLvEtG4MMpMSTxehGIwSC/9d6c8a2bdaebded98de4c7096ccf900c/epc-energy-efficiency-rating.png)

If your property has experienced any environmental issues, like radon, [Japanese knotweed](https://www.getagent.co.uk/blog/first-time-sellers/what-to-do-japanese-knotweed), or [flooding](https://www.gov.uk/government/organisations/department-for-environment-food-rural-affairs), you need to expound upon them in this section. You also need to provide a copy of your [Energy Performance Certificate (EPC)](https://www.getagent.co.uk/guide/house-selling-process/epc).

You can check if your house is in a flood-prone area using the [Gov.UK flood checker](https://www.gov.uk/check-flooding). Otherwise, use our [free EPC checker](https://www.getagent.co.uk/epc) to find out if your property has an up-to-date certificate.

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**No of questions:** 8

### Section 8: Rights and informal arrangements

This section provides information about rights and arrangements relating to property access and shared use. Examples of relevant information include leases of less than 7 years, rights to mines and minerals, manorial rights, chancel repair and similar matters. 

**No of questions**: 9

### Section 9: Parking

Parking arrangements, whether it’s on-street parking or a driveway, need to be detailed in this section. If your property is in a Controlled Parking Zone (CPZ) or a local authority parking scheme, relevant details must be provided.

If you’re interested in the effect parking arrangements have on property prices, [our research into whether parking adds value](https://www.getagent.co.uk/blog/properties/house-prices-and-parking) may prove useful. 

**No of questions:** 2

### Section 10: Other charges

Details of any other charges on your property need to be accounted for. If there are leasehold expenses, like ground rent or service charges, they need to be set out in the TA7 leasehold information form.

Remember, [selling a leasehold property is more complicated than selling a freehold](https://www.getagent.co.uk/blog/first-time-sellers/is-it-hard-to-sell-leasehold), but there’s no reason why you shouldn’t succeed if you follow the process carefully.

**No of questions**: 1

### Section 11: Occupiers

In this section, you need to provide the buyer with details on occupants living at the property who may remain after completion of the sale.

**No of questions**: 5

### Section 12: Services

This section provides a closer look at the services available in your property. Any past maintenance and upkeep to the property’s services need to be outlined.

**No of questions**: 10

### Section 13: Connection to utilities and services

You need to provide the names of providers for each utility and service. You should also state the location of meters where applicable.

**No of questions:** 1

### Section 14: Transaction information

Lastly, this section provides the buyer with the details they’ll need for [moving day](https://www.getagent.co.uk/guide/checklists/moving-house-checklist), like if you have any special requirements, or whether there’s a [property chain](https://www.getagent.co.uk/blog/first-time-sellers/how-to-manage-property-chain) to be aware of.

**No of questions**: 4

**Please note:** The TA6 Form sampled in this guide is the Law Society Property Information Form (4th edition 2020 – second revision). Future TA6 property information forms may vary slightly.

## Where to download a TA6 Property Information Form

You can download one for free on the [Law Society website](https://www.lawsociety.org.uk/en/topics/property/transaction-forms) in a PDF or word format.

## Summary

All in all, TA6 Forms are important documents for both buyers and sellers. For buyers, they provide all the information you need on your prospective property. For sellers, they show prospective buyers your trustworthiness, and that you're ready to take the sale to the next level. Using our breakdown of the TA6 Property Information Form, you can make a long job much quicker.

A couple sitting on a sofa and working through a document.

Guide to the TA6 property information form

We take a look at the TA6 in closer detail. What is a TA6, why is it important, and what information does it require of homesellers?

TA6 form - The property information form explained

TA6 Form: The Property Information Form explained

There are a variety of reasons someone might change their mind about buying or selling a home — changes in circumstances, new jobs, fluctuations in the market, issues arising from home surveys, or simply changing your mind. But how far along in the house sale process can you go, before it’s too late to go back? 

Keep reading to find out everything you need to know if you are considering pulling out of a house sale.

## Can I pull out of buying a house?

The short answer is yes. You can pull out of a house purchase (with relative ease) up until [contracts are exchanged](https://www.getagent.co.uk/guide/house-selling-process/exchange-and-completion). 

The contracts are the conditions of the purchase and sale between both parties. Once contracts have been exchanged you’ll have entered into a legally binding agreement. You may still be able to pull out after the contract stage, but you’ll be subject to the requirements stated and risk potential court proceedings and significant financial loss.

### Can I withdraw my offer on a house?

If it has been accepted, __you will still be able to withdraw your offer__, as long as contracts have not been exchanged. In the UK, an accepted offer is not legally binding, it’s simply a verbal agreement between the buyer and seller. 

It’s fairly easy to withdraw an offer you’ve made on a property, either before or after it has been accepted. 

### How to withdraw an offer on a house

In order to withdraw an offer you have made on a house, simply:

1. Contact the estate agent or your solicitor. 
2. They will go back to the buyer and let them know that you’ve changed your mind about the purchase, and you’re withdrawing your offer. 
3. Even if the offer has been accepted, you’ll still be able to pull out of the house sale as long as the contract exchange has not occurred. 

## How to pull out of a house purchase

### Pulling out of a house purchase before exchange

Just follow these simple steps if you’re looking to pull out of the sale before the contract exchange:

1. Contact your solicitor or conveyancer to tell them you’d like to back out. 
2. They will inform the other parties involved
3. They will negotiate with the seller on your behalf if there are any fees to discuss. 
4. You may still be required to pay your solicitor if they have carried out work or incurred costs already.

It’s a straightforward process to be free of the sale, but it’s a different story if you wait until after contracts are exchanged.

### Pulling out of a house purchase after exchange

You’ll be breaching the terms of the contract if you do not wish to proceed with the sale after exchange has happened.

1. If you are the buyer, you can expect a “Notice to Complete” to be issued to you,
2. This gives 10 days for you to complete the sale, and you’ll owe the seller daily interest on the agreed sale price. 
3. Even if the reason you’re pulling out is out of your control, you’ll still be breaking the terms you have agreed to, and your seller will be entitled to end the contract, and keep the deposit for the home (usually 10% of the sale price). 
4. The seller can then put the house back on the market, claim damages or financial loss for any depreciation in value, or ask you to pay the difference in value due to the financial loss you may have caused them.

## What happens if a buyer pulls out before exchange of contracts?

If you are the seller and your potential buyer pulls out before the exchange of contracts: 

1. You’ll need to find another offer for the property. Unfortunately there’s not much legally you can do, as the sale was only verbally agreed (when you accepted the offer). 
2. If a lot of time has lapsed, and your property value has suffered because of the delay the buyer has caused, then you could seek legal action for financial loss.

## When can I pull out of buying a house?

If you are considering pulling out of a house sale, then do so **before the exchange of contracts.** Though it is inconvenient for the seller, you will have no legal obligation to owe them any money and it’s simple to withdraw when you are not legally bound by the contract. As covered above, you can pull out after the exchange occurs, but you will be liable for substantial financial damages and be breaking a legal agreement.

Couple needing to sell their house soon

What are your rights, time frames and steps to take when it comes to pulling out of a house sale? Find out more in this GetAgent guide.

Pulling Out of a House Purchase | Everything you need to know

What are your rights, time frames and steps to take when it comes to pulling out of a house sale? Find out everything you need to know.

Pulling out of a house purchase

Buying, selling and moving homes can be a stressful process, even without the setbacks that a failed offer can create. So what do you do when your house sale or purchase falls through unexpectedly? You may be unsure of your rights, the next steps or where you stand in the chain — so keep reading to find out all you need to know about a sale falling through.

## Top 5 reasons your house sale might fall through

According to research from Which? [one in four house sales](https://www.which.co.uk/news/2020/01/five-reasons-house-sales-fall-through-and-how-to-avoid-them/) fell through in 2019. The market has been buoyant since the pandemic, and with the increased prices and busy market, there were [12% more fall throughs](https://www.twentyci.co.uk/phmr/twentyci-property-homemover-report-year-end-2020/) in 2020.

Here are some of the most common reasons that sales or purchases might slip through the fingers of the parties involved.

### 1 - Mortgage problems

There are a couple of reasons that the house sale may fall through when it comes to finances. First of all, a buyer’s offer could expire by the time they make an offer. If there is a change in their circumstances, such as their job security or income level, then they may not be able to get the full loan amount they were promised by the lender, leading to a problem in the mortgage process.

If your buyer’s mortgage lender has valued the property at less than they have offered in your mortgage agreement in priciple, then they will be unable to get the funds they require to purchase the house from you. The buyer will then have to renegotiate the price with you, try to find the rest of the cash from elsewhere, or find a new lender who values the home at a higher price (although lenders are unlikely to vary massively).

### 2 - A break in the chain

The property chain is a string of transactions that are linked when selling and buying property, such as the house sale that has to be completed before a buyer can buy your home. Just one sale falling through can affect the whole chain, or even break it if there is no way to salvage a sale or purchase. 

A broken chain could be a result of mortgage issues or any of the following reasons we’re about to look at. Though your link in the chain may be ready, if another transaction in the chain has fallen through, your sale or purchase can be rendered impossible.

### 3 - Issues identified by surveys or conveyancing

When selling and buying a property, there are a variety of surveys and legal inspections that need to take place. Home surveys can uncover a range of structural or cosmetic issues, which could cause a buyer to renegotiate their offer (especially if the issue raised will cost them a lot of money to solve). A property survey is key so both parties are aware of these issues.

The legal practicalities of property transactions can take time — waits for documentation arriving, slow local authority searches or unresponsive legal representatives can create weeks of delays. During this conveyancing process, parties may lose patience or start to look elsewhere, causing issues with the chain or causing a sale to fall through completely.

### 4 - Due to Gazumping

This unusual phrase is [when a seller accepts a higher offer after they’ve already agreed to a buyer](https://www.getagent.co.uk/blog/first-time-sellers/gazumping). Accepting an offer is not legally binding, and in sought after areas or competitive markets, this can be common if the seller receives a higher offer later in the process before contracts are exchanged.

As a buyer, there's not a lot you can do, as inconvenient and rude as the situation is. You could approach the seller with a better offer (if possible) or reasons why your purchase is better for them (you can accommodate dates or have other benefits to offer such as no chain), but do not be tempted to overstretch yourself financially, or else your mortgage lender could nip this in the bud during valuation, and cause the sale to fall through anyway.

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### 5 - Due to Gazundering

This next, [equally weird phrase](https://www.getagent.co.uk/blog/first-time-sellers/gazundering), is when a buyer offers less money to a seller than they previously promised. For example, if the mortgage lender involved values the property at less than the buyer offered, then the buyer may have to gazunder the seller as they won’t be able to pay what was agreed. 

Again, while this is a very annoying situation, the offer is not legally binding. As a seller, you can reject their new offer, or work with them to make up the difference. You can then put the house back on the open market or accept another offer if that potential buyer is still in the market to buy.

## How do you stop a house sale falling through?

There are some ways you can prevent a sale from falling through from happening, that are within your power.

To avoid a fall through with a mortgage lender, as a buyer __you should research sale prices in the area before making your offer__ so that your valuation won’t be dramatically different and cause issues with the home loan. Buyers should also seek out a [Mortgage Agreement in Principle (AIP) ](https://www.getagent.co.uk/blog/buying/mortgage-agreement-in-principle)from lenders before making offers so that they view properties within an appropriate price range and have some guidance from the banks about how much they will be allowed to borrow.

Sellers can [seek valuations from several estate agents](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value) before listing the property so that the value is realistic and achievable. Sellers should also try to gain confirmation of funds from potential buyers so that they have evidence finances are in place before going ahead with a sale. It can be wise to carry out surveys on the property before you put it on the market so that any issues with old properties can be addressed before a buyer pulls out (as is already the case in Scotland).

Although chains rely on conveyancers to keep it moving, both buyers and sellers should be sure to chase their legal representatives regularly to find out the status of the transaction and ensure they have provided all documentation and signatures necessary to keep the process running smoothly. If you are ‘chain-free’ (ie: a first-time buyer, a cash buyer, or a non-forward sale) then you can also use this as leverage or as a benefit to the beneficiary in the transaction.

## What to do if a house sale falls through

After a sale falls through it’s usual to feel a little vulnerability or insecurity about the sale. Here are a few methods to consider when taking those next steps:

1. Use a [different estate agent](https://www.getagent.co.uk/vendor), who specialises in your local area or home type. You can research their performance to choose the best for your needs.
2. [Sell your home privately](https://www.getagent.co.uk/guide/estate-agents/selling-a-house-without-an-estate-agent). It has become increasingly more popular to sell a home without the involvement of agents, but this requires the seller to garner interest and have the relevant connections on their own. However, if you know someone who would be interested in purchasing your home, or even doing a house swap, you can take the sale into your own hands.
3. Finding a property buying company can be handy when you need a quick sale for relocation for example, but they’re particularly useful when a house sale falls through. Finding a new buyer on the open market can be time consuming, but using a property buying firm means you can sell your house in as little as seven days without the involvement of solicitors or agents — but you may sacrifice a little on the price for the convenience.

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### What are your legal rights when it comes to a sale falling through?

Unlike in other countries, offers are not legally binding in the UK. A sale is only guaranteed once you have exchanged contracts or in Scotland, the missives are concluded (sale conditions are negotiated between parties). So if your sale or purchase falls through before this exchange of contracts, there’s little legally you can do, apart from figure out your next move to get the house sold. Nationwide recently found that failed property transactions ended up costing the parties involved __£2,700__.

## What if a sale has fallen through multiple times?

If buyers have dropped out multiple times, it might be time for you to review what you are offering as a seller:

* [Improve the conditions of the house](https://www.getagent.co.uk/guide/selling-your-house/how-to-add-value-to-your-home), as buyers may be scared of the costs involved in correcting survey issues or structural damage.
* [Ensure pricing is accurate](https://www.getagent.co.uk/guide/selling-your-house/how-much-is-my-house-worth), or else mortgage lenders may be hesitant to give out loans for the property if you’re asking for too much,
* Ask for proof of finances early so funds are verified and available for the sale to complete, and communicate regularly with the entire chain if possible, to keep things moving forward.

## Do solicitors or estate agents charge when a house sale falls through?

Many estate agents or solicitors will work [on a no sale no fee basis](https://www.getagent.co.uk/blog/estate-agents/no-sale-no-fee-estate-agents), so if the sale falls through you will not pay their fees. However, you may be required to pay for any costs for third parties that the estate agent or solicitor had incurred (such as for search fees, identify checks, or for conveyancing costs, depending on how far the sale had gone).

You can [ask about these costs](https://www.getagent.co.uk/blog/first-time-sellers/cost-of-selling-a-house) and how they will work upfront, before you put your house up for sale, or if you’ve had a sale fall through in the past, to understand what you’ll be charged.

house sale fallen through

One in four house sales in the UK fall through after offer. But what do you do if this happens to you? Find out more in this GetAgent guide.

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