What Are Enquiries When Buying a House?

Key Points

Enquiries are formal written questions from your solicitor to the seller's solicitor — usually 20–60+ questions
They cover boundaries, disputes, alterations, planning permissions, lease terms, and much more
Slow or incomplete responses are one of the biggest causes of conveyancing delays
Exchange of contracts cannot happen until all enquiries are satisfactorily answered
Some enquiries are standard; others are raised in response to search results or title issues

What Triggers Enquiries?

Enquiries arise from three main sources:

📋 Standard Forms

The seller completes standard Law Society forms — the TA6 (Property Information Form) and TA10 (Fittings and Contents) — at the start of the transaction. Your solicitor reads these carefully and raises enquiries on anything unclear, missing, or concerning.

🔍 Search Results

Once searches are returned, your solicitor reviews them for issues — planning enforcement, flood risk, sewer proximity — and raises enquiries asking how those issues are resolved or insured.

📜 Title Documents

The title register, title plan, and any deeds or documents provided by the seller may raise questions — about restrictive covenants, rights of way, missing consents, or unusual ownership history.

Common Enquiries Raised on Freehold Properties

Topic	Typical Enquiry
Boundaries	Who is responsible for each boundary? Are there any disputes with neighbours over fences or hedges?
Alterations	Have any extensions, conversions, or structural works been carried out? Please provide planning permission and building regulations completion certificate.
Disputes	Are there any current or past disputes with neighbours, the council, or any third party regarding the property?
Guarantees	Please provide any guarantees or warranties for works (damp treatment, double glazing, roof repairs, timber treatment). Are these transferable?
Services	Confirm which services are connected to the property. Are there any shared services with neighbours?
Japanese knotweed	Is there or has there ever been Japanese knotweed on the property? If so, please provide details of any treatment plan.
Chancel repair	Is the property subject to any liability to contribute to chancel repairs? Please provide any indemnity insurance.

Additional Enquiries for Leasehold Properties

Leasehold purchases attract significantly more enquiries due to the additional complexity of the tenure. Expect enquiries covering:

Service charge history for the last 3 years — are there any large upcoming demands?
Ground rent amount, review frequency, and mechanism (fixed, RPI, doubling?)
Details of the freeholder or management company — are they responsive and well-managed?
Any major works planned or underway to the building?
Details of the building's insurance policy
Confirmation there are no outstanding service charge disputes
Copy of the management pack (from the freeholder — costs £200–£400 typically)
Any known disputes between leaseholders and freeholder
Whether planning or listed building consent was obtained for any alterations

The Enquiry Process: Step by Step

Seller provides initial documents (Week 1–2)

The seller's solicitor sends the draft contract, title documents, TA6, and TA10. Your solicitor reviews these and commissions property searches simultaneously.

Initial enquiries raised (Week 2–3)

Your solicitor sends a list of enquiries to the seller's solicitor. This typically contains 20–40 questions for freehold properties, more for leasehold.

Seller's solicitor responds (Week 3–6)

The seller's solicitor gathers information from the seller and third parties (freeholders, management companies, councils). Response time varies significantly. Chasing may be needed.

Further / raised enquiries (Week 4–8)

Unsatisfactory or incomplete answers often lead to "further enquiries" — a second (or third) round of questions. Search results that arrive late can also trigger new enquiries.

✓

All enquiries satisfied — ready for exchange

Once your solicitor is satisfied with all answers, they can report to you and then proceed to exchange. No exchange can happen with outstanding enquiries.

What If an Enquiry Can't Be Answered?

Sometimes the seller genuinely doesn't know the answer — for instance, works carried out by a previous owner with no planning documentation. In these cases, solutions typically include:

📄 Indemnity Insurance

A policy (usually paid by the seller, cost £50–£500) that protects you and your lender if the undisclosed issue causes loss in future. This is the most common resolution for "no documentation" scenarios.

🏛️ Regularisation

The seller retrospectively obtains the required permission or certificate (e.g. a regularisation certificate from the council for building works). Takes time but resolves the issue permanently.

💰 Price Reduction

If a genuine risk is uncovered that can't be easily insured or resolved, you may be able to negotiate a reduction in the purchase price to reflect the cost of dealing with the issue post-completion.

🚫 Walk Away

If the seller refuses to provide satisfactory answers or take remedial action, you can withdraw before exchange without financial penalty (other than your sunk search and legal costs).

How Can You Speed Up the Enquiry Process?

Seller: Complete the TA6 and TA10 forms thoroughly — incomplete answers always generate more enquiries
Seller: Gather documents early — planning permissions, building regulation certificates, guarantees, and warranties
Buyer: Instruct your solicitor immediately after offer acceptance — don't wait days or weeks
Both: Stay in communication — respond to solicitor requests within 24–48 hours rather than letting them sit
Leasehold buyers: Chase the management pack early — freeholders can take 4–6+ weeks to respond

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Frequently Asked Questions

How many enquiries are typically raised?

It varies enormously. A straightforward freehold might attract 20–30 enquiries. A leasehold flat with alterations and search flags could generate 60–100 questions across multiple rounds. The number isn't a red flag in itself — it's the quality of the answers that matters.

Can I see the enquiries being raised?

Yes — your solicitor should keep you informed. You can ask to see the full list of enquiries and the seller's responses. This is particularly useful for understanding what issues have been identified and how they're being resolved.

What's the difference between enquiries and searches?

Searches are formal inquiries to third parties (councils, water companies, environmental databases) about the property. Enquiries are questions directed to the seller's solicitor about the property's history, condition, and documentation. Both are essential parts of conveyancing due diligence.

Is it normal for enquiries to take several weeks?

Unfortunately, yes. A seller who is disorganised, or a leasehold transaction requiring a management pack, can take 4–8 weeks to resolve all enquiries. The best approach is to instruct your solicitor early, encourage the seller to start collating documents immediately, and set a clear timeline expectation from the outset.