How Do Enquiries Work? 

Once your offer is accepted and the legal work begins, enquiries become the engine room of the conveyancing process. They’re your solicitor’s formal way of ensuring that everything about the property is legally clear, physically accurate, and safe for you to own. 

The investigative process 

After your solicitor receives the contract pack from the seller’s side and the results of your searches, they perform a meticulous review. With the rise of standardised digital material information, many basic questions are answered early, allowing your solicitor to focus their enquiries on complex legal nuances and high-risk issues. 

If anything is missing, contradictory, or concerning, they raise formal written enquiries. These typically cover title and boundaries (ensuring the physical fences match the Land Registry plans and that no one else has rights of way over your land), planning and building regulations (checking that extensions, loft conversions, or even new windows have the correct certificates), leasehold specifics (for flats, your solicitor will question the management company on rising service charges, ground rent arrangements, and planned major works), and environmental and technology matters (clarifying flood risks or the status of modern additions like solar panels and who owns them, as well as integrated EV charging points). 

The back-and-forth 

The seller must respond with answers, evidence, or supporting documents. However, a simple yes isn’t always enough, your solicitor’s job is to test those replies. 

For example, if the seller says a new boiler was installed in 2024, your solicitor will insist on seeing the Gas Safe certificate. If the search reveals a public sewer under a proposed extension area, they’ll demand proof of a build over agreement. 

The golden rule of enquiries 

You should never exchange contracts until your solicitor is completely satisfied that all enquiries have been resolved. Once you exchange, you take the property as is. If an enquiry wasn’t answered properly, you could inherit a legal headache or a financial liability that becomes your problem the moment you get the keys. 

It’s also important to remember that your solicitor isn’t just satisfying you, they’re satisfying your lender. Banks are strict regarding risk, and if an enquiry isn’t resolved to the lender’s standard, they may refuse to release your mortgage funds. 

For more on what happens at exchange, see our guide on what are exchange and completion. 

Next steps 

The enquiry stage requires a solicitor who is methodical and doesn’t let things slide just to hit a deadline. 

Setfords’ residential property solicitors treat the enquiry phase as the most critical part of your purchase. We review your contract, searches, and survey with a fine-tooth comb, raising every necessary question to protect your interests. We explain the seller’s answers in plain English and only recommend exchange when we’re confident you’re fully protected. 

Get your free conveyancing quote today 

What you can expect with Setfords

More time, more attention: With no targets, Setfords lawyers can dedicate more time to you.

Ultimate flexibility: Our lawyers can tailor their schedules to meet your needs.

Nationwide coverage: with hundreds of consultant lawyers across the UK, we’ll connect you with the right expert.

Dedicated specialist legal partner: work directly with your chosen lawyer from start to finish.

Highly experienced: Setfords lawyers have an average of 20 years’ experience, so you can be assured you’re in safe hands.

Capacity-based allocation: our lawyers never take on more work than they can handle, so you get the focus and attention you deserve.

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