The short answer
Enquiries are questions the buyer's conveyancer asks the seller's side about anything unclear in the paperwork. They're normal, every purchase has them, and they're often the longest stage. Sellers can speed them up by answering quickly, honestly and with documents where they have them.
What enquiries are
In England and Wales the rule is "buyer beware". It's up to the buyer to find out what they're buying, so the buyer's conveyancer asks questions until they're satisfied. Those questions are called enquiries. They go to the seller's conveyancer, who passes them to the seller, then sends the answers back.
If you're selling, a long list of enquiries isn't a sign anything is wrong. It means the buyer's conveyancer is doing their job.
Where enquiries come from
- The contract pack. The seller fills in standard forms: the TA6 Property Information Form, which covers things like boundaries, disputes and alterations, and the TA10 Fittings and Contents Form, which lists what's staying. A vague or missing answer gets a question.
- The title. The official register at HM Land Registry can mention rights of way, covenants (promises about how the land is used) or old charges that need explaining.
- Searches. A council search might show an extension with no building regulations sign-off. Our guide to conveyancing searches explains what each one checks.
- The survey. If the buyer's surveyor spots something, such as a removed chimney breast, the buyer's conveyancer will ask about it.
- The lender. The buyer's mortgage lender has its own rules, and some answers have to satisfy them too.
The enquiries that come up most
Extensions and alterations
For an extension, loft conversion or knocked-through wall, expect to be asked for planning permission, if it was needed, and a building regulations completion certificate. Replacement windows and doors usually need a FENSA certificate or similar proof they were fitted to the rules.
Boundaries and access
Who owns and maintains each fence or wall? Does anyone have a right to cross the land, or does the property rely on a shared drive or path? Who pays to keep it up?
Guarantees and warranties
Damp proofing, timber treatment, a new roof, a newish boiler. Buyers want the paperwork, and whether any guarantee passes to them.
Knotweed, flooding and neighbours
Has Japanese knotweed been found on or near the property, and is there a treatment plan? Has the property ever flooded? Have there been disputes with neighbours, such as complaints about noise, parking or a boundary?
Leasehold questions
For a flat, there are questions about service charges, ground rent, planned major works and how the building is managed. Many of the answers come from the managing agent's management pack rather than the seller. Our guide to leasehold vs freehold explains those terms.
Why answers lead to more questions
An answer often opens a new thread. "Yes, we had the loft converted" leads to a request for the certificates. A certificate in a previous owner's name leads to a question about when the work was done. This back and forth is why enquiries can take weeks, and why a full answer the first time saves the most time.
How sellers can answer quickly and honestly
- Dig out certificates, guarantees and planning papers before you're asked.
- Answer the question that's been asked, in full, and attach the document if you have it.
- Reply within a day or two. A week's silence is a week added to everyone in the chain.
- If you're unsure what a question means, ask your conveyancer before you answer.
Honesty protects you
Your answers form part of what the buyer relies on. If you give an answer you know is wrong or misleading, the buyer could bring a claim against you after the sale, even years later. Telling the truth, even when it's awkward, is the safest thing you can do.
"We don't know" is a real answer
If you genuinely don't know, say so. A seller who bought the house with the conservatory already there may have no idea who built it. An honest "not known" is far better than a guess.
Indemnity insurance
When a document is missing, such as a building regulations certificate for older work, a common fix is indemnity insurance. It's a one-off policy that covers the buyer if the missing document later costs them money. These policies often come with conditions, so your conveyancer will explain whether one suits your sale or purchase.
Common questions
How long do conveyancing enquiries take?
It depends on how many there are and how quickly each side replies. A leasehold management pack can add time on its own. Our guide to how long conveyancing takes shows where enquiries fit.
Who answers the enquiries?
The seller answers the questions about the property, and their conveyancer handles the legal points and sends the replies.
Can a buyer pull out because of an enquiry?
Yes. Until contracts are exchanged, either side can walk away. That's why it pays to deal with awkward answers early and openly.
What if I don't have a building regulations certificate?
Tell your conveyancer. Depending on the work and its age, the fix might be indemnity insurance, asking the council for a retrospective sign-off, or simply explaining what you know.
What happens if a seller lies on the property forms?
The buyer may be able to claim compensation, or in serious situations undo the sale. It's never worth the risk.
How we help
You get a named conveyancer from day one who explains each enquiry in plain English and tells you exactly what's needed. Questions and updates come through on WhatsApp, so answering is quick. To see what else your conveyancer handles, read what a conveyancer actually does. We're regulated by the Council for Licensed Conveyancers.
