The documents that matter
A home purchase creates a trail of paperwork from lenders, surveyors, sellers and conveyancers. Each document answers a particular part of the purchase, and the difficult part is often knowing what it does not tell you.
Before you offer
The Energy Performance Certificate estimates energy performance and suggests improvements. It is useful for questions about heating, insulation and likely work, but it is not a building survey or a promise of bills.
The agreement in principle is an early borrowing indication. It does not approve you fully or approve a particular home.
Once the offer is accepted
The memorandum of sale records the agreed price, parties and conveyancers so the transaction can begin. It is not the binding sale contract.
The mortgage illustration sets out the proposed loan, rate, fees, payments, risks and key features in a standard form. Use it to compare the deal you are actually taking, including total cost over the initial period.
The mortgage offer is the lender's formal offer after underwriting and property assessment. Read the expiry, special conditions, property assumptions and what must happen before funds are released.
The condition documents
The lender's valuation is for the lender's security decision. You may receive little detail. It is not a home survey.
Your survey report records the agreed inspection, findings, limitations and recommendations for your decision. Read the scope and inaccessible areas as carefully as the condition ratings.
The seller's contract pack
The draft contract contains the transaction terms that will become binding at exchange. The title register and plan identify the registered ownership, land, rights and restrictions. The plan shows general boundaries rather than a measured survey.
The Property Information Form, usually called the TA6, gives the seller's answers on matters such as boundaries, disputes, work, guarantees and services. The Fittings and Contents Form, or TA10, records what is included, removed or offered separately. Check both against what you viewed and were told. A leasehold purchase will usually also include a TA7 Leasehold Information Form.
Searches and enquiries
Search results collect recorded information from the council, water company and environmental datasets, with other searches where location or lender requires them. They do not physically inspect the home.
Enquiries and replies are the conveyancers' questions and supporting evidence used to resolve gaps across title, forms, searches, survey and lender instructions. There is no universal list because the property and papers create the questions.
Leasehold papers
The lease defines the flat, rights, restrictions, term, rent, repair and service-charge obligations. The management pack normally brings together accounts, budgets, insurance, planned works, building information and requirements for the transfer. “Share of freehold” does not replace the lease.
The conveyancer's report pulls together the contract, title, searches, replies, lease and mortgage conditions and explains what you would be agreeing to.
Read it with the title plan, property form, fixtures list and lease beside you. Ask about anything inconsistent with the home, parking, access or use you expect.
Exchange and completion
The signed contract is prepared in advance and becomes binding only when exchanged. The completion statement shows the final money needed and how the price, tax, fees and adjustments are accounted for.
Arrange your part of the money in plenty of time. The exchange deposit must be available before exchange, and the remaining balance, tax and fees normally need to reach the conveyancer as cleared funds before completion. Bank transfer limits, security checks and the time needed to move money out of savings or investments can all make a last-minute transfer slower than expected.
Your conveyancer requests the mortgage advance from the lender and holds the purchase money through its client account. On completion, the buyer's conveyancer sends the amount due to the seller's conveyancer, who deals with the seller's mortgage and other payments before releasing any balance. You do not send the purchase price directly to the seller. Confirm the firm's bank details through a trusted contact method before transferring money, particularly if an email claims that those details have changed.
After completion, the conveyancer submits the tax return and registration application. Updated Land Registry title information later records you as registered owner and the lender's charge where applicable.
Keeping the documents organised and up to date
- Keep the latest document and the email that explains it together.
- Record expiry dates for the AIP, mortgage offer and any time-limited evidence.
- Read property facts across documents rather than in isolation.
- Flag mismatches in names, price, land, parking or included items immediately.
- Ask when the exchange deposit and completion money must arrive, then allow time for bank limits and security checks rather than transferring them on the final day.
- Keep the final legal, mortgage, survey and guarantee documents after moving.