SQE1 Property Practice: Pre-contract Searches and Enquiries

This set covers the core pre-contract searches and enquiries required in England and Wales property conveyancing as per the SQE1 syllabus.

Caveat emptor

The principle of 'let the buyer be aware', which means the seller has a very limited duty to disclose matters affecting the title or physical defects of the property.

LLC1

The local land charges search form that provides details of financial charges or restrictions on land imposed by public authorities, such as planning consents and tree preservation orders.

CON29

The standard enquiries form for the local authority which reveals information on planning permissions, building regulations, and whether the road is maintained at public expense.

CON29O

Optional enquiries of the local authority used to cover diverse matters such as environmental and pollution notices, rights over common land, and completion notices.

CON29DW

Standard drainage and water enquiries for residential properties used to establish if drains are 'adopted' and if the property is connected to a public water supply.

CommercialDW

Standard drainage and water enquiries specifically for commercial properties sent to the statutory undertaker.

Environmental Protection Act 1990 (EPA 1990)

The legislation governing contaminated land, creating a risk that owners or occupiers may be liable for the cost of cleaning up polluted sites.

Flood Re

A Government-backed reinsurance scheme that makes flood insurance available for most residential properties, though it does not cover commercial or buy-to-let properties.

Chancel repair liability

A potential obligation for survivors of certain Church of England parish properties to pay for repairs to the chancel of the parish church.

CON29M

The standard mining search form sent to the Mining Remediation Authority to check for underground workings, shafts, and claims for subsidence damage.

Subsidence

The collapse or sinking of the ground under a building which damages foundations and causes cracks in the structure.

Index Map Search (SIM)

A search of the Land Registry to see if land is already registered, if registration is pending, or if there is a caution against first registration.

K15

A Land Charges Department search against the seller and previous estate owners used specifically in the purchase of unregistered land.

K16

A search form sent to the Land Charges department in Plymouth to check for bankruptcy proceedings against an individual borrower.

National Land Information Service (NLIS)

A government-developed service designed to provide quick access to authoritative and accurate information on land and property in England and Wales.

Article 4 Direction

A restriction on permitted development that may be revealed during the CON29 standard local authority enquiries.

Adopted road

A highway that has been taken over by the local authority, making them responsible for its maintenance rather than the property owner.

Tree Preservation Order (TPO)

A local land charge revealed in an LLC1 search that makes it a criminal offence to lop or fell protected trees without local planning authority consent.

Smoke control order

A local land charge used to restrict the use of non-smokeless fuels in domestic fireplaces.

Ransom strip

A piece of land, such as a grass verge in third-party ownership, that separates a property from a public highway and can be used to extract payment for access.