Every Premium+ report (£6.99) includes a Solicitor Brief: a ranked, plain-English email you forward to your conveyancer the moment your offer is accepted. Below is exactly what one looks like, based on a real London leasehold flat in a high-rise.
It is a short, professional-tone summary written for one specific reader: your conveyancing solicitor. It surfaces the title, leasehold, ownership, building safety and tribunal flags that your report has already found, and tells the solicitor which TA6 supplemental enquiries to raise.
It does not replace legal advice. It does save you roughly £30-£60 of solicitor time drafting enquiry letters from scratch, and one to two rounds of email tag where you have to find the same information again. Most importantly, it catches obscure flags (Register of Overseas Entities ID status, undischarged debentures, tribunal history) that a generic conveyance check will miss.
Leasehold flat in a BSR Higher-Risk Building with no disclosed EWS1, sold by an overseas company with two undischarged charges, three tribunal cases at the building, and a +49% sale-to-asking price uplift vs flat local HPI. Six action items below, two critical.
Finding. HM Land Registry OCOD record shows registered proprietor Demo Properties Ltd, incorporated in Guernsey. The Economic Crime (Transparency and Enforcement) Act 2022 prohibits the Registrar from registering a transfer unless the entity holds a valid Overseas Entity ID at completion.
Action. Confirm the seller's Overseas Entity ID is live on the Companies House register, request the latest annual update statement, and add a special condition requiring updated proof of registration on the day of completion. Allow extra time in the chain: ROE checks routinely add 2-4 weeks where the entity has not filed.
Finding. The block (Sample Wharf House, 12 storeys, 48 flats, 32m) is on the Building Safety Regulator's Higher-Risk Building register; Principal Accountable Person is Demo Building Owner Ltd. No EWS1 form has been disclosed in the seller's pack.
Action. Raise a TA6 supplementary enquiry for: (i) current EWS1 rating, (ii) latest fire risk appraisal of external wall (FRAEW), (iii) status of any remediation contract under the Building Safety Act 2022 cost-recovery regime, (iv) the Accountable Person's most recent Safety Case Report. Without EWS1 A or B1 the property is effectively unmortgageable.
Finding. Property Chamber records show three tribunal cases at Sample Wharf House: LON/00DD/LSC/2023/0142 (service-charge dispute), LON/00DD/LSC/2022/0089 (major-works recovery under s.20 LTA 1985), LON/00DD/RTM/2021/0021 (Right to Manage company formation). The RTM case suggests historic leaseholder dissatisfaction with the freeholder.
Action. Request the last three years of service-charge accounts and budgets, the s.20 consultation notices for the 2022 major works, and confirmation of whether an RTM company is in place. Ask seller for any open or threatened tribunal proceedings affecting the lessee.
Finding. Companies House records two undischarged charges against Demo Properties Ltd: a 2018 legal mortgage in favour of Capital Sample Bank plc, and a 2021 fixed and floating debenture in favour of Demo Finance plc. Neither charge has a discharge (MR04) filed.
Action. Obtain executed forms DS1 / E-DS1 from each chargee on or before completion. The debenture is a fixed and floating charge so confirm with the chargee whether release of the specific title (or a deed of release) is required. Do not allow funds to flow until both releases are in undertaking.
Finding. Land Registry shows last sale August 2019 at £312,500. Current asking price is £465,000, a +48.8% increase in 6.5 years. Southwark HPI over the same period is broadly flat (within +/- 3%). The delta is therefore not market-driven.
Action. Ask seller to evidence any structural works, refurbishment, lease extension, or change of use that justifies the uplift. If none, advise client to recalibrate offer and instruct surveyor to comment specifically on market value (RICS Red Book) rather than rely on asking price.
Finding. Environment Agency mapping places the site in Flood Zone 2 (annual probability 0.1%-1%). Build year 2017 means the property post-dates the Flood Re scheme cut-off (1 January 2009), so Flood Re does not apply to its buildings insurance.
Action. Order a full environmental search (Landmark Homecheck or Groundsure Homebuyer). Advise client to obtain a specialist buildings insurance quote in writing before exchange; lender will require buildings insurance cover from exchange.
This brief is generated from public data sources and the seller's marketing pack. It is a prompt list for your solicitor, not legal advice. Final responsibility for due diligence remains with your appointed conveyancer.
Send the brief to your conveyancer the same day you instruct. It seeds their TA6 enquiries from day one rather than after the seller's pack arrives.
Cross-reference the brief against the seller's responses. Every unanswered item is a follow-up enquiry; every cleared item is logged in the report on title.
Use the brief as a final checklist. Outstanding criticals (EWS1, ROE ID, charge discharges) must be resolved by undertaking or special condition.
Start with a free check. Premium+ (£6.99) unlocks the Solicitor, Surveyor and Mortgage briefs together.
See the other two briefs: Surveyor sample · Mortgage broker sample