Guide
A house purchase runs on paperwork. Here's every document that changes hands, who produces it, and what each one is really for.
Buying a home in England or Wales means gathering, chasing and reading a stack of paperwork. Some of it you supply, most of it the seller supplies through their solicitor, and some your own solicitor orders on your behalf. Knowing what the full set looks like means you can spot what's missing rather than find out at the worst moment.
Your side is mostly about proving who you are and that you can pay. Your solicitor and your lender both have to run anti-money-laundering checks, so they'll want photo ID and proof of address early. You'll also need to show where your deposit came from: bank statements, and a signed letter from anyone gifting you money. Have your mortgage agreement in principle ready, and instruct a conveyancing solicitor as soon as your offer is accepted, because nothing else moves until you do.
The seller fills in a set of standard Law Society forms, which their solicitor passes to yours. The main one is the TA6 Property Information Form, where they disclose what they know about the property: boundaries, disputes with neighbours, works they've done, guarantees, and much more. The TA10 Fittings and Contents Form spells out exactly what's included in the sale, down to the light fittings and the curtains, so there's no argument on completion day.
Alongside those you should see the title register and title plan from HM Land Registry, which confirm who legally owns the property and where its boundaries run. You can buy both yourself for a few pounds if you want to look before you're far in. There will also be an Energy Performance Certificate, which is a legal requirement to market a home.
A leasehold sale adds a whole extra pack. The seller completes the TA7 Leasehold Information Form, and you'll want the lease itself, recent service charge accounts, and the ground rent details. This is the paperwork that tells you the years left on the lease and what the flat costs to run, which for a flat matters more than almost anything else.
These are enquiries your solicitor makes with official bodies, and they're where unwelcome surprises tend to surface. The local authority search covers planning history, road schemes and any charges on the property. The drainage and water search confirms how it connects to the mains. The environmental search flags contamination, flood risk and ground stability. Your lender will usually insist on all three.
Where work has been done, ask for the paper that proves it was done properly. Building regulations completion certificates for any extension or structural change. Planning permissions for alterations. A FENSA or equivalent certificate for replacement windows. Electrical and gas safety certificates where the work is recent. Guarantees for damp, timber or roof treatment. On a new build, the NHBC or equivalent ten-year structural warranty. Missing paperwork here isn't always fatal, but it's a question to raise before you exchange, not after.
Your report builds this list for the specific property you're looking at, so the leasehold, extension or flood items only appear when they apply. Tick them off there as they arrive.