HomeBuyerCheck
Sample Premium Report

What's in the £4.99 Premium report, a worked example

Sample address: Flat 14, Sample Wharf House, 25 Example Quay, London SE16 4ZZ. Every section below is identical in layout to the real report; the values are realistic mock data drawn from a typical London leasehold flat.

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Illustrative sampleThis is a worked example for a fictional property at Flat 14, Sample Wharf House SE16 4ZZ. All figures are realistic but invented to demonstrate the report. Run a real check for your address from the homepage.

This is what you receive five seconds after paying £4.99, a single permanent URL plus a branded PDF. The headline verdict sits at the top, then every flag is evidenced with the exact data source and a one-line explanation. You can scan it in 90 seconds or read every word; either way, you walk into the offer conversation with public data on your side. Every card has a View full evidence button that pops the raw data, source URL, methodology and how to verify.

Buyer's verdict

Proceed with caution, four material flags to resolve before exchange.

This 2017-built 2-bed leasehold flat looks well-located, but four issues need addressing before you commit. The registered owner is an overseas company (Guernsey, OCOD record) with two outstanding charges on the title. The building is on the BSR Higher-Risk Building register, which means lenders will ask for an EWS1 form before offering a mortgage. There are three Property Chamber tribunal cases against the building over service charges and major works since 2022. The address is in Flood Zone 2 (medium risk) and is post-2009 build, so it's not Flood Re-eligible, your insurance broker should price two or three quotes. None of this kills the deal, but it's 6-10% of negotiation room and around four questions for the conveyancer.

Sales history

HM Land Registry, Price Paid Data
Last sale (Aug 2019)New build first sale
£312,500
Asking now48.8% above 2019 sale
£465,000
Local UKHPI change since Aug 2019Southwark, all property
+18.4%
Implied above-market premiumCompared with local HPI-adjusted sale
+25.7%
Aug 2019 sale£312,500Nearby comp (2024)£428,000Asking now£465,000

EPC, energy performance

MHCLG EPC Register

Current

D (63)

Potential

B (84)

Floor area
67 m²
Habitable rooms2 bedrooms
3
Heating cost (current)EPC modelled, gas + electric combined
£1,840 / yr
Heating cost (potential)If recommendations implemented
£960 / yr
EPC valid until
Sep 2027

Flood risk

Environment Agency NaFRA + Flood Zones

Rivers & sea

Medium

Flood Zone 2, 1 in 1,000 annual probability

Surface water

Low

Outside 1 in 100 surface water extent

Flood Re eligibility

Not eligible. Flood Re only covers homes built before 1 January 2009. This property was built in 2017, so any flood-related insurance excess will be priced by the open market.

Ground risk, BGS GeoSure bands

British Geological Survey

The six geological hazard scores BGS rates for this exact location. Bands are 1 (very low) to 5 (very high).

Shrink-swell clay

3/5

Moderate clay influence. Worth flagging to the surveyor, inspect window/door alignment + any past underpinning.

Landslide

1/5

No material landslide hazard at this address.

Coal mining

0/5

Not in a Coal Authority defined area.

Soluble rocks

0/5

No karstic or soluble bedrock present.

Collapsible deposits

0/5

No collapsible loess-type deposits present.

Running sand

0/5

No running-sand geology recorded.

Radon Affected Area

UKHSA / British Geological Survey
Band 1 / 6

Very low radon potential. Less than 1% of homes here exceed the Action Level. No protective measures required by Building Regulations.

Designations, listed, conservation, TPO, Article 4

Historic England + Southwark Council

Listed

Not listed

Conservation Area

No

TPO

None

Article 4

No restrictions

No planning constraints affect typical works. Standard permitted development applies, subject to leasehold consent.

BSR Higher-Risk Building register

Building Safety Regulator

This building is registeredon the Building Safety Regulator's Higher-Risk Building register. Lenders will require an EWS1 form (rating A or B1) before issuing a mortgage offer.

Height
32 m
StoreysFlat is on storey 4 of 4 within podium block
12
Residential units
48
Principal Accountable Person
Demo Building Owner Ltd
Registration status
Active

Action: ask the freeholder for the current EWS1 form and any cladding remediation status before exchange.

Registered owner, overseas company

HMLR OCOD + Companies House
Owner
Demo Properties Ltd
Jurisdiction
Guernsey (overseas)
Company number
12345 (Guernsey Registry)
Status
Active
Incorporated
14 Mar 2018
Registered address
PO Box 119, St Peter Port, Guernsey GY1 4ND
Outstanding charges on title
2
Insolvency / disqualified directors
0
Register of Overseas EntitiesRequired for ALL overseas owners since 2023
Verify

Outstanding charges

  1. Charge 1, 14 Mar 2018. Lender: Capital Sample Bank plc. Classification: legal mortgage over property. Status: outstanding.
  2. Charge 2, 08 Sep 2021. Lender: Demo Finance plc. Classification: debenture (floating + fixed). Status: outstanding.

See on Companies House.

Property Chamber tribunal history

First-tier Tribunal (Property Chamber)

Three published tribunal decisions involve this building since 2022. None individually disqualifies the purchase, but the pattern suggests an active freeholder dispute, request the last 3 years of service-charge accounts before exchange.

  1. LON/00DD/LSC/2024/0142 · Feb 2024

    Service-charge dispute, s.27A LTA 1985

    Leaseholders challenged the reasonableness of communal cleaning + concierge costs. Tribunal reduced the 2023 charge by £14,200 across the block.

  2. LON/00DD/HMK/2023/0089 · Aug 2023

    Major works recovery, s.20 LTA 1985 consultation

    Freeholder sought £6,400 per flat for external repairs. Tribunal found the s.20 consultation was procedurally defective; recovery capped at £250 per flat.

  3. LON/00DD/RTM/2022/0031 · Mar 2022

    Right to Manage application

    RTM Company application denied on procedural grounds (defective claim notice). Building remains under freeholder management; suggests appetite for further RTM attempts.

AI seller-question pack

Generated from the flags above

Eight specific questions to ask the seller (or their agent) before you submit an offer. Each is grounded in a flag above so the seller can't deflect with "that doesn't apply".

  1. 1. Is there a current EWS1 form for this building, and what is the rating?

    The building is on the BSR HRB register, all mainstream lenders will ask. Without an A or B1 rating you may struggle to mortgage.

  2. 2. Is Demo Properties Ltd registered on the UK Register of Overseas Entities (ID number)?

    Overseas owners have been required to register since 2023; without an ID, HMLR may refuse to register the transfer.

  3. 3. Will both outstanding charges (Capital Mortgages, Sample Finance) be discharged on completion?

    Standard but worth confirming in writing given there are two charges, not one.

  4. 4. Please provide the service-charge accounts for years ending 2022, 2023 and 2024.

    Three tribunal cases since 2022, you need to see the underlying numbers, not just the seller's summary.

  5. 5. Has a further major-works s.20 consultation been issued since the 2023 tribunal capped recovery at £250?

    The freeholder may re-attempt with proper procedure, find out before exchange.

  6. 6. What are the current service charge and reserve fund balances?

    Reserve fund matters when there's a recent s.20 dispute and a BSR HRB on the building.

  7. 7. Has there been any subsidence claim or movement noted in the building survey since handover in 2018?

    Shrink-swell band 3 plus a 2017-build means the structure is in its first major thermal cycle, worth asking.

  8. 8. Why is the asking price 49% above the 2019 first-sale, when local HPI is up only 18%?

    Anchors the price conversation in public data rather than the seller's aspirations.

Crime, 12 months within 1 mile

data.police.uk
Total recorded incidentsASB, violence, theft and burglary combined
1,127
National average (urban 1-mile sample)
842
vs national
+34%
National avg842This address1,127

Typical Zone 1/2 inner London profile, driven by daytime ASB and theft in nearby retail areas, not residential burglary at the building itself.

Schools, five nearest

DfE Edubase + Ofsted

  • St Paul's Whitechapel C of E Primary

    Primary · ages 3-11

    Outstanding

    0.3 mi

  • Wapping Wharf Primary

    Primary · ages 4-11

    Good

    0.5 mi

  • Example Quay Academy

    Secondary · ages 11-16

    Outstanding

    0.6 mi

  • Limehouse Cut School

    All-through · ages 4-18

    Good

    0.8 mi

  • Shadwell Free School

    Primary · ages 4-11

    Good

    0.9 mi

Council tax

Valuation Office Agency + Southwark Council
Band
E
Annual charge (2025-26)Southwark, single dwelling
£2,341
Parish precept
£0
GLA precept
£471 (included)

Broadband and mobile coverage

Ofcom Connected Nations

Broadband

Full fibre to the premises

Up to 1 Gbps available, Hyperoptic and BT Openreach FTTC / FTTP.

Mobile (indoor)

4G + 5G, all four carriers

EE, Vodafone, O2, Three all rated "good" for indoor voice + data.

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