At a glance
- A mortgage valuation is for the lender, not for you. It may not reveal costly problems, so consider a survey of your own.[1][2]
- RICS describes three survey levels, from a Level 1 condition report to a Level 3 building survey for older or altered homes.[1]
- Your conveyancer makes the searches. Lenders insist on some, but they are not mandatory if you are buying without a mortgage.[3]
- You can check the flood risk, mobile and broadband coverage, EPC and Council Tax band yourself, free, before you offer.
Rules and figures last checked October 2026.
Valuation or survey?
Your lender will have the property valued, and you will have to pay for it. That valuation is for the lender’s benefit; costly problems may not show up in it.[1] GOV.UK says the same: it is not the same thing as a home survey and does not protect you if something goes wrong.[2]
| Level | What it is | Suits |
|---|---|---|
| Level 1 (formerly Condition Report) | Describes the condition, identifies risks and legal issues, and highlights urgent defects. | Conventional, newer homes in good condition built from common materials. |
| Level 2 (formerly HomeBuyer Report) | Adds a more extensive look at the roof space and drainage, and advice on likely future repairs. Can include a market valuation and insurance figure. | Conventional properties in reasonable condition. |
| Level 3 (formerly Building Survey) | An extensive, in-depth analysis of the property’s condition. | Large, older, run-down, unusual or altered buildings, or if you plan major works. |
All three are cited from RICS’s consumer guide.[1] The right level depends on the age and condition of the home and what you plan to do with it, and the surveyor can advise.
What the searches are
- Who makes them. Your solicitor or conveyancer. Lenders insist on some, typically from HM Land Registry, the local authority, an environmental search, and a water and drainage search.[3]
- Local authority search. In two parts: a Local Land Charges search (for example planning decisions, tree preservation orders or money owed to the council) and enquiries of the council. The council does not physically inspect the property.[3]
- Environmental search. Covers contaminated land or water, radon and flood risk.[3]
- Water and drainage. The CON29DW form is the official drainage and water search.[3]
- What they miss. GOV.UK says searches flag restrictions such as listed status or conservation areas but not development on neighbouring land.[2]
- Who pays. You usually pay for searches up front.[4] They are not mandatory if you are buying without a mortgage.[3]
Searches are only valid for a certain number of months, so delays can mean paying for them again.[2] See how buying works for where they fit in the timeline.
The seller’s forms
The seller answers detailed questions about the property on a Law Society form, the TA6, and for a leasehold property a TA7 as well. The sixth edition of the TA6 replaced earlier editions on 30 March 2026 for firms in the Conveyancing Quality Scheme, and cut it to 15 sections.[5][6] The seller’s solicitor is not liable for the accuracy of the seller’s answers, so read them and raise anything unclear.[6]
For a flat, your conveyancer may also ask the landlord or managing agent for information (the LPE1 form) about ground rent, insurance and service charges. These forms are not mandatory.[7] See leasehold and freehold.
Checks you can make yourself, free
- Flood risk. GOV.UK’s long-term flood risk service covers rivers, the sea, surface water, reservoirs and groundwater in England. It does not tell you how likely an individual property is to flood, so treat it as a first look.[8]
- Mobile and broadband. Ofcom’s checker shows coverage and broadband availability by postcode.[9]
- Energy certificate. Find any property’s EPC on GOV.UK.[10]
- Council Tax band. Look it up by address or postcode, and challenge it if you think it is wrong.[11]
- Land Registry. Download the title register and plan: £7 for an online copy of the register, or £11 for an official copy. An online copy cannot prove ownership.[12]
Sources
Every figure and rule above comes from one of these, read in October 2026. The dates are the ones each publisher shows as when the page was last updated.
- [1]House surveys: the costs, types and benefits of an RICS home survey (opens in a new tab)Royal Institution of Chartered Surveyors (RICS)
- [2]How to buy a home (opens in a new tab)GOV.UK (Ministry of Housing, Communities and Local Government) · page updated 6 September 2019
- [3]Buying a home (opens in a new tab)The Law Society
- [4]Buying a home: making an offer (opens in a new tab)GOV.UK · page updated 27 March 2024
- [5]Transaction forms (TA6 and TA7) (opens in a new tab)The Law Society
- [6]TA6 property information form, 6th edition (opens in a new tab)The Law Society · page updated 4 February 2026
- [7]Leasehold forms (LPE1 and LPE2) (opens in a new tab)The Law Society · page updated 16 July 2026
- [8]Check your long term flood risk (opens in a new tab)GOV.UK · page updated 28 January 2025
- [9]Ofcom coverage checker (opens in a new tab)Ofcom
- [10]Find an energy certificate (opens in a new tab)GOV.UK
- [11]Check your Council Tax band (opens in a new tab)GOV.UK
- [12]Search property information at HM Land Registry (opens in a new tab)GOV.UK · page updated 9 December 2024
- [13]Full material information guidance published (opens in a new tab)National Trading Standards Estate and Letting Agency Team · page updated 30 November 2023 (published)
- [14]Digital Markets, Competition and Consumers Act 2024, section 227: misleading omissions (opens in a new tab)legislation.gov.uk
This is a general guide to buying in England, not legal or financial advice. A conveyancer or solicitor should advise on your own purchase, and a regulated adviser on your mortgage.