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Are you planning on selling your house or flat in the UK? Once you’ve accepted an offer and instructed your conveyancer, it’s important for the process to run as smoothly as possible to ensure completion of the deal. With that in mind, leading conveyancing firm AVRillo explains which documents will be essential to ensuring your sale goes to plan…
1. Proof of ID, address and funds
You must pass Anti-Money Laundering (AML) regulations for the government to allow your estate agent to advertise your property and your lawyer to work on your transaction.
Find a conveyancing lawyer who’ll carry out a single source AML check to avoid having to pass AML twice, once for your estate agent and then later for your lawyer. Find a lawyer who’ll work with your agent so the AML your lawyer carries out for you will be shared on your behalf with your estate agent – this is a single source AML check and will save you time and money by not having to pass twice.
To combat money laundering , passing AML is a legal government requirement for sellers and buyers under the government’s Anti-Money Laundering Regulations and The Proceeds of Crime Act 2002. To pass you must produce proof of your identity and address to your estate agents and legal representatives.
Acceptable forms of proof of identity include a valid passport or driving licence. Proof of address can also be demonstrated through a driving licence, bank statement, or utility bill issued within the last three months.
If you’re a buyer, or a seller who’s also buying, you need to provide bank statements and other paperwork showing evidence of how you’ve accumulated your money known as ‘source of wealth’ and evidence showing where that money is kept and being transferred from which is known as ‘source of funds’.
2. HMLR Land Registry title deeds
To sell your house, you must provide evidence of your ownership. This document could be a property register or title deeds which demonstrate you’re the legal owner of the property. The Land Registry is responsible for maintaining property ownership records in the UK and you can obtain an official copy of the register from the Land Registry website or request a physical copy through the mail.
As well as being legal documents that prove your ownership rights to a property, title deeds contain detailed information about the property’s boundaries, ownership history, and any rights or restrictions associated with the property and they need to be provided to the buyer of your property or their solicitor to facilitate the transfer of ownership.
If you’ve lost the title deeds, you can apply for a replacement from the Land Registry. Your lawyer will guide you through the process but some deeds will be harder to obtain than others.
3. Energy Performance Certificate (EPC)
An Energy Performance Certificate (EPC) is a mandatory document required for most residential properties in the UK. It provides an energy efficiency rating and recommendations for improving energy efficiency. An EPC is valid for 10 years and must be provided to potential buyers. To obtain an EPC, you should hire a qualified Domestic Energy Assessor to assess your property and issue the certificate.
You can’t sell your residential property without an EPC as it’s a legal requirement to have one, however there are certain exemptions from obtaining an EPC, such as listed buildings, temporary structures, and places of worship, but it’s recommended to consult a qualified professional to determine if your property qualifies for an exemption.
4. Gas safety certificate
If your property has gas appliances, such as boilers, fires, or cookers, you must provide a gas safety certificate to potential buyers. This certificate verifies that all gas installations and appliances in your property have been inspected and deemed safe by a gas safe registered engineer. The certificate is valid for 12 months and must be renewed annually. Buyers will want assurance that the gas installations in the property meet the necessary safety standards, making the gas safety certificate a crucial document in the selling process.
The time it takes to obtain a gas safety certificate depends on the complexity of the gas installations in your property. It’s best to contact a gas safe registered engineer in advance to schedule an inspection.
5. Electrical safety certificate
Ensuring the safety of electrical installations is incredibly important when selling a house. An Electrical Safety Certificate, also known as an Electrical Installation Condition Report (EICR), verifies the safety and compliance of the electrical systems in your property. A qualified electrician issues this certificate after thoroughly inspecting the electrical installations. The Electrical Safety Certificate should be provided to potential buyers, assuring them that the electrical systems in the property are safe and meet the required standards.
6. Planning permissions
If you’ve made alterations or extensions to your property, you must ensure the necessary planning permissions were obtained. Planning permissions are official approvals granted by the local planning authority for specific building works. Buyers will want assurance that any changes made to the property comply with local regulations and have the appropriate permissions in place. Failure to provide the required planning permissions can raise concerns and potentially delay the sale process. It’s essential to consult your local planning authority and obtain the relevant documentation for any modifications made to your property.
If you’ve made alterations without obtaining the necessary planning permission, you may face consequences such as fines or being required to revert the changes. It’s essential to consult your local planning authority to rectify the situation and potentially obtain retrospective planning permission if needed.
7. Building regulation certificates
In addition to planning permissions, building regulation certificates are vital documents that confirm compliance with building regulations for significant alterations or extensions. These certificates are issued by the local authority or an approved inspector after the completion of the building works. Building regulation certificates provide evidence that the construction work meets the required safety, accessibility, and energy efficiency standards. It’s crucial to retain these certificates and provide them to potential buyers as proof of compliance.
8. Guarantees and warranties
It’s essential to provide relevant guarantees and warranties to potential buyers if you’ve made significant renovations or improvements to your property. These documents demonstrate that the work was done by qualified professionals and offer assurances regarding the quality and longevity of the improvements. Examples of guarantees and warranties include that for roofing, damp proofing, double glazing, and central heating systems. These documents provide peace of mind to buyers and enhance the overall value of your property.
9. FENSA
As a homeowner, you must obtain a FENSA certificate from a registered installer when they replace windows or doors on your property. The certificate serves as proof that the installation complies with the building regulations and is in accordance with the energy efficiency, performance standards, and safety regulations.
10. Leasehold documents if you’re selling a leasehold (flat)
The key leasehold documents you should gather and understand to facilitate a faster and more successful sale include:
Lease extension documentation: duration and mortgage considerations:
It’s important to note that many mortgages don’t cover leases with less than 80 years remaining. If your lease falls into this category, it can potentially hinder the sale of your property. If you’ve lived in the property for a minimum of two years, you may consider extending the lease or initiating the extension process.
Lease details and marketing material:
Make sure to locate your lease document. Your estate agent should provide comprehensive information about the property’s tenure in their marketing material including the remaining lease, the term, current ground rent, service charges, and planned increases.
Obtaining the leasehold information pack:
Your conveyancer will contact the freeholder and/or managing agent to obtain the leasehold information pack. It’s crucial not to delay this process as acquiring the pack can take some time. Ensure you buy a management pack from your freeholder managing company as soon as possible. They’ll send you these documents to give to your conveyancer for them to digest, deal with on your behalf and send to the buyer’s conveyancer who needs these to proceed.
Potential buyer concerns:
Prospective buyers will want to understand key lease terms including service charges, ground rent, and administration fees. With this in mind, it’s essential to provide your conveyancer with documents related to the following:
- Service charges, such as copies of accounts
- Share certificates
- Memorandum and articles of association
- Buildings insurance
- Recent correspondence from the freeholder or managing agent
- Planned works and assessments scheduled for the property such as roof replacements
- Fire risk assessments
- Asbestos reports
- Estate rent charges
- Building Safety Act issues including cladding and other safety legislation
11. New build warranties
For new builds or properties under 10 years old, you must have a copy of your Buildmark (NHBC) or other new home policy/warranty documents. These documents provide essential protection and peace of mind to homeowners, ensuring that any potential issues or defects with the property are addressed and covered by the warranty.
Buildmark is a widely recognised and trusted warranty provided by the National House Building Council (NHBC) in the UK. It offers protection against various structural defects that may arise within the first 10 years of owning a new build property. This includes defects in the foundation, roof, walls, windows, and other crucial structural elements. A Buildmark warranty or an equivalent new home policy/warranty document is highly beneficial and provides homeowners with financial protection and support in case of unexpected repairs or remedial work needed due to structural defects. In addition to structural defects, new home warranties often cover other aspects such as plumbing, electrical systems, heating, ventilation, and air conditioning (HVAC) systems. It’s essential to carefully review the specific terms and coverage your warranty document provides as warranties typically have specific guidelines and procedures for making claims and obtaining necessary repairs.
Your Buildmark or other new home policy/warranty documents show potential buyers that your property is protected and that any unforeseen issues will be addressed which can enhance the marketability of your property.
12. Mortgage statement
If you have an outstanding mortgage on your property, you must obtain a mortgage statement from your mortgage provider. This document outlines the outstanding balance, payment schedule, and any other relevant mortgage details. It’s a requirement from the buyer’s conveyancers to ensure they can pay off the mortgage and leave the property legal charge free. No financial obligations are impending on the seller’s title at completion. It’s therefore essential to inform your mortgage provider about your intention to sell and obtain an updated statement reflecting the current status of your mortgage.
13. Other upfront material information
Government guidance defines material facts as things which may have a major impact on whether a buyer decides to purchase your home. For example, if it regularly floods or is of non-standard construction. Estate agents are legally required to share this information with potential buyers.
You’ll also be asked for any non-optional financial commitments such as council tax, leasehold charges and rent charge costs if your property is on a new build estate.
Government guidance for selling a house also suggests you should provide any Part Wall Agreements which are needed when carrying out any building work near or on a party wall shared with a neighbour which can impact the structure and boundary wall with your neighbour. Restrictive covenants are binding conditions written into a property’s deeds or contract by a seller to determine what a homeowner can or can’t do with their house or land under particular circumstances.
While you want to present your home in the best possible light, you shouldn’t mislead potential buyers by covering up defects, for example, by painting over damp patches. Any problems are likely to come up in the buyer’s survey. This could lead to price negotiations and possible delays which could’ve been avoided.
The more material information and documentation you can provide up-front to your solicitor, the better. You can then get their advice on what needs to be passed on to the buyer. This will reduce the risk of avoidable delays, costs and buyers pulling out when information materialises later.
Content provided by OnTheMarket.com is for information purposes only. Independent and professional advice should be taken before buying, selling, letting or renting property, or buying financial products.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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Acres team are set, and ready for this years fun run on Sunday.
Please come along and support all the runners, walkers and teams. It is a great day, superb atmosphere and best of all - thousands of pounds will be raised for many deserving charities - Course route
Acres are proud to once more be supporting MDNA- Donate here
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When considering the factors that influence house prices, schools often emerge as a key player in the equation. The proximity and quality of schools have a significant impact on the desirability of a neighbourhood, which, in turn, affects property values. This blog will delve into the intricate relationship between schools and house prices, exploring how educational institutions can cause a ripple effect that shapes the local property market.
The Educational Ecosystem and Property Values
For families, the quality of education a school provides is a top priority. As parents seek to secure the best possible educational opportunities for their children, they are willing to invest in homes located in areas with reputable schools. Thus, a symbiotic relationship between schools and property values is established. Here’s how it works:
- Demand and Attraction: High-performing schools create a surge in demand for homes within their catchment areas. Families often move or relocate to these areas to ensure their children receive a quality education. This increased demand leads to competition among buyers, ultimately driving up property prices. In 2019 PriceWaterhouseCoopers (PWC) reported that on average house prices near a top primary school costs £27,000 more than in a wider area, and £25,000 more near the top 10 % of secondary schools. Living close to one of England’s top primary and secondary state schools can add over £25,000 to the price of a house (pwc.co.uk )
- Resale Value: Homes situated near well-regarded schools tend to hold their value better over time. Even during economic downturns, these properties remain sought after, shielding homeowners from steep value declines. You can monitor house prices by seeing what homes have sold for in your area. Sold House Prices | See UK House Prices Online | Rightmove
- Homebuyer Psychology: The mere presence of a renowned school can enhance the perceived desirability of an area. The prestige associated with such institutions contributes to a positive image of the community, further boosting property values. The Department of Education published a report in 2017 which analysed 3 years of house price data and concluded “The value of houses near the poorest- performing schools are also lower than in the surrounding areas. House prices near the 10% best-performing primary schools are 8.0% higher than in the surrounding area.” The report can be found here School performance and house prices: analysis – GOV.UK (www.gov.uk)
The Catchment Area Effect
One of the most prominent ways schools influence house prices is through catchment areas. A catchment area refers to the geographical boundary within which a particular school has priority for student enrolment. As the quality of a school improves, homes within its catchment area become particularly attractive to families.
- Catchment Area Premium: Properties within a high-performing school’s catchment area often command a premium compared to those outside the boundary. This premium can be substantial and may vary depending on the school’s reputation and the scarcity of available homes.
- Competition and Bidding Wars: Limited supply coupled with high demand within a catchment area can lead to bidding wars among prospective buyers. In such scenarios, home prices can skyrocket well above the original listing price.
Investment in Infrastructure
Council investments in school infrastructure can also impact local housing markets. When educational institutions receive funding for improvements, expansions, or modernisation, it not only enhances the learning environment but also contributes to the overall appeal of the surrounding community area.
- Infrastructure Upgrades: Modern school buildings, state-of-the-art facilities, and advanced technology attract families seeking a contemporary and conducive learning environment for their children. These upgrades can indirectly contribute to a rise in property values.
- Local Area Transformation: School improvements often spill over into the community, leading to a positive transformation of the local area. This can include better roads, increased safety measures, and improved public spaces—all of which contribute to heightened desirability and subsequent property value appreciation.
The relationship between schools and house prices is intricate and multifaceted. The quality of education provided by a school and its catchment area can significantly influence the demand for homes and impact property values. As families prioritise access to reputable educational institutions, the housing market responds with increased demand and higher prices. Additionally, investments in school infrastructure can catalyse neighbourhood improvements that further boost property values.
For homeowners and prospective buyers alike, understanding the dynamics between schools and house prices is essential for making informed decisions. As communities continue to evolve, the ripple effect created by schools will continue to play a pivotal role in shaping local housing markets.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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House prices show growth year on year
Key takeaways: April 2025 House Prices
- House prices in the West Midlands rise : 2.3% year on year ( Zoopla April 25 ) & by 1% ( Rightmove April 25 ) the average asking price of home hits a new record, at just over £261,316
- Our snapshot of the housing market after stamp duty increase suggests people are carrying on with their home moves
- New home-buyer demand is up 5% compared to last year, with new sellers coming to market up by 4% ( Rightmove April 25 )
- Mortgage rates may drop more quickly than anticipated if the Bank of England reduces the Base Rate in May
As the days get longer, Spring is in full bloom and the weather improves so does the property market, with more home-movers springing into action. This year, we’ve seen some more substancial changes in the market than usual, with for example the temporary stamp duty holiday ending from the start of April.
But the latest snapshots of the housing market shows that most people are moving on as normal, indeed this first quarter, here at Acres we have been pleasantly surprised, and very pleased by the levels of Sales and New Instruction coming to market with sales to the end of March, our year end, being 41% higher than the previous year, listings 18% higher, and properties completed once more 41% higher, a great year.
You can check the average prices in the region by viewing Rightmove’s House Price Index report for April and also the latest sold prices in your area here.
What is the reason for price increases ?
Traditionally we see increases in the Spring, when the housing market is at its busiest. However, this month’s jump is bigger than the usual price rise we see in April.
This is because demand from those looking to buy a home is up by 5% compared to this time last year, while the number of new sellers coming to market has also increased by 4%. ( data from Rightmove )
Nigel Deekes – founding Partner of Acres comments : “ It has been an exceptionally busy 12 months, the market has moved forward, as have Acres, once more proportionally taking more New instruction and Sales from the stock of property in the area. We’ve seen our prices move forward marginally, and the anticipated slow down from the withdrawal of the stamp duty savings impacting the market less than expected, as the general additional £2,500 payable perhaps not being as big a deterrent as expected, given the average price of a property in the area the stamp duty increase proportionally has less impact and desire for many to move remains strong, life goes on. “
Chris Deekes - Associate Partner, and managers of Acres Great Barr " Since the recent stamp duty changes, we haven’t seen an increase in the number of home sales falling through, which indicates there hasn’t been a backtracking from buyers who were unable to complete before the tax rise. There was also a significant rush to complete sales before the April deadline."
With more homes available for sale than at this time last year, there’s more competition, so it’s really important if you’re thinking of selling your home to work with your agent to get the price right.
Chris Harvey Managers of Acres Four Oaks explains: “March was a very busy month, with significantly more completions than usual. We, and solicitors worked very hard to get so many sales through. April has started off as a busy month, with instructions up, as are viewings and offers across all of four North Birmingham offices.”
What’s happening with mortgage rates?
Rightmove analysis shows Average mortgage rates remain just below 5%, with the current average five-year fixed mortgage rate of 4.72% being only slightly lower than this time last year. If the Bank of England opts for further and faster rate cuts, starting in May, then mortgage rates could drop more quickly than anticipated. You can check the current average mortgage rates here.
Know your mortgage bughet in 2 minutes :
- Discover your maximum borrowing power https://acres-fs.co.uk/aea-mortgage-borrow-calculator
- Establish your monthly repayments https://acres-fs.co.uk/aea-mortgage-repayment-calculator
- See homes you know you can afford www.acres.co.uk
House price inflation slows as supply grows
House price inflation is still relatively slow after a good recovery over the last 12 months. The annual rate of UK house price inflation edged lower in February to 1.8%.
Prices are still rising faster than a year ago (-0.2%) but we expect the rate of UK house price inflation to moderate in the coming months. ( Data from Zoopla )
There are several factors behind the expected slowdown. The number of homes for sale is growing faster than the number of sales being agreed, boosting choice for buyers and re-enforcing a buyers’ market.
While house price inflation is slowing, the number of sales agreed continues to increase, up 5% on a year ago, with demand 10% higher.
Lettings News
Annabelle Reynolds, Acres lettings manager comments : “ In March 2025, the UK's residential rental market is experiencing significant growth, with rental prices expected to increase considerably. This growth is projected to continue through 2029, with a cumulative increase of nearly 18%. Specifically, the UK rental market is poised for a surge, with a robust eight percent rise anticipated in 2024. Additionally, the {"How to Rent" guide https://www.mydeposits.co.uk/content-hub/how-to-rent-guide/} is a crucial resource for landlords, outlining the legal requirements for renting out properties. Landlords must ensure their properties are in compliance with the latest version of the guide, which includes providing adequate insurance, checking smoke and carbon monoxide alarms, and ensuring valid gas safety certificates, EICRs, and EPC"
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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The Benefits of Using a Mortgage Broker/Advisor.
Are you considering buying a home or remortgaging and need to secure a mortgage?
One crucial decision you'll face is whether to use a mortgage broker. While some may opt for going directly to a bank or lender, there are significant advantages to working with a mortgage broker.
Here are some key benefits:
* Access to a Wide Range of Lenders*
Mortgage brokers have access to a wide range of lenders. This means they can help you compare offerings from various lenders, including banks and specialist lenders.
*Tailored Solutions*
Every individual's financial situation is unique. A broker can tailor mortgage solutions to your specific needs and circumstances. Whether you're a first-time buyer, self-employed, or have a complex financial situation, a broker can find a mortgage product that suits you.
*Saves Time and Effort*
Searching for the right mortgage can be time-consuming and overwhelming, especially if you're unfamiliar with the mortgage market. A broker can streamline the process by doing the legwork for you, saving you time and effort.
*Expert Advice and Guidance*
Mortgage brokers are experts in their field. They can offer valuable advice and guidance throughout the mortgage application process, helping you understand the terms and conditions of different mortgage products and guiding you through the paperwork.
*Potential Cost Savings*
By accessing a wide range of mortgage products, brokers can often find deals with lower interest rates and better terms than those available through individual lenders. This can result in significant cost savings over the life of your mortgage.
In conclusion, using a mortgage broker can provide you with a range of benefits, including access to a wide variety of lenders and products, tailored solutions, time and effort savings, expert advice, and potential cost savings. So, when you're ready to buy a home, consider enlisting the help of a mortgage broker to guide you through the process and help you secure the best possible mortgage deal.
Contact our dedicated, helpful, knowledgeable team for further help and information
Lisa Brown : 0121 358 6222
Catherine Painter : 0121 321 2101
See our extensive range of mortgage and loan calculators here : https://acres-fs.co.uk/
Your home may be repossessed if you do not keep up repayments on your mortgage
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
