Answering Buyer Enquiries: A Seller's Practical Guide to Faster Conveyancing
How to write enquiry responses that satisfy the buyer's solicitor, avoid follow-ups, and keep your sale on timeline. Templates, examples, and common pitfalls.
What you need to know
Enquiry response delay is the single most common cause of slow UK conveyancing. Aim to respond to each enquiry within 48 to 72 hours, answer specifically rather than vaguely, attach supporting documents where available, and always respond through your solicitor. Preparing the TA6, TA10 and supporting documents before listing pre-empts most enquiries and dramatically shortens the offer-to-exchange timeline.
- Enquiry response delay is the most common avoidable cause of slow conveyancing.
- Aim to respond within 48 to 72 hours; longer delays trigger follow-up enquiries in parallel and compound the timeline.
- Answer specifically, attach supporting documents, and never use “I don’t recall” as a shield.
- Route all responses through your solicitor — never informally through the estate agent.
- Preparing the TA6, TA10 and documents before listing pre-empts 70%+ of typical enquiries.
In a standard UK property sale, the phase between the buyer’s solicitor issuing initial enquiries and those enquiries being resolved is the single longest stretch of the conveyancing timeline. Industry analysis and lender reporting consistently identify enquiry response delay as the number one avoidable cause of sale slippage. The legal work itself is often ready; the bottleneck is information flowing back from the seller.
This guide explains how enquiries work, what the buyer’s solicitor is actually looking for, how to answer in a way that closes topics rather than opening new ones, and how to prepare before listing so the enquiry phase goes from weeks to days. For the difference between enquiries and the underlying forms, see our guides to what are conveyancing enquiries and pre-contract enquiries explained.
Why enquiry timing matters
Enquiries are the critical path. The buyer’s solicitor cannot report to their client, cannot ask for the mortgage advance, and cannot recommend exchange until all material enquiries are satisfied. If you take two weeks to respond to a batch of enquiries, the conveyancing timeline has already lost two weeks that no amount of later speed can recover.
Compounding the problem, the buyer’s solicitor will often raise follow-up enquiries as fresh issues surface. If your first-batch responses are slow or vague, follow-ups stack up in parallel. A sale that could have exchanged in ten weeks stretches to fourteen or sixteen.
By contrast, prompt, specific responses close topics. The buyer’s solicitor moves on, fewer follow-ups are raised, and the timeline compresses. The difference between a responsive seller and an unresponsive one is often the difference between exchanging in week 10 and exchanging in week 20.
What a good enquiry response looks like
A good enquiry response does four things:
- Answers specifically. Dates, figures, names, not vague recollections.
- Is consistent with the TA6 and TA10. Inconsistencies between enquiry answers and forms trigger more enquiries.
- Attaches supporting documents where they exist. Planning consent letters, FENSA certificates, building regulations approvals, boiler service records.
- Pre-empts the obvious follow-up. If the enquiry asks when an extension was built, also volunteer whether planning consent was obtained, whether building regulations approval was signed off, and whether any covenant consent was needed.
Example: a weak response
“The extension was built some years ago. I don’t recall the exact details. The previous owner may have records.”
Example: a strong response
“The single-storey rear extension was built in 2013 by the previous owner, from whom I purchased in 2017. Planning permission was granted by the local authority on 5 March 2013 (reference 13/00421/FUL — copy attached). Building regulations final completion certificate was issued on 22 November 2013 (copy attached). No restrictive covenant consent was required as the covenant was released by deed in 1998 (see title entry).”
The second response closes the topic. The first invites three follow-up enquiries.
Who answers what
Some enquiry categories are for the seller to answer directly. Others are for the seller’s solicitor to answer on the seller’s behalf. A rough split:
| Category | Primary responder |
|---|---|
| History of alterations, extensions, consents | Seller (with documents) |
| Boundary ownership and disputes | Seller (with reference to title plan) |
| Services, utilities, shared arrangements | Seller |
| Fittings and contents clarifications | Seller (with reference to TA10) |
| Leasehold service charges, ground rent, major works | Seller (information from freeholder/managing agent) |
| Title register entries and interpretations | Seller’s solicitor |
| Contract wording, standard conditions, undertakings | Seller’s solicitor |
| Stamp duty and tax queries | Seller’s solicitor (or accountant) |
Your solicitor will usually send enquiries to you with a cover email explaining which ones you need to answer and which they will handle. If you’re unsure, ask.
The common enquiry categories
Alterations and consents
The single most common enquiry category. The buyer’s solicitor wants to see planning consent, building regulations approval, and (for leasehold or covenanted properties) landlord or covenant-holder consent for every material alteration. Gather these documents before listing if you can.
Boundaries and fencing
Who owns which boundary? Have there been any disputes? Is the fencing in its original position? The title plan rarely shows ownership definitively, so the seller’s direct knowledge matters. See our guide to boundary disputes when selling.
Services and shared arrangements
Shared driveways, jointly-maintained sewers, communal access paths, and similar arrangements need clarification. The buyer’s solicitor will ask whether any formal agreements exist, whether there have been disputes, and whether maintenance costs are shared.
Fittings and contents
Enquiries often follow up on the TA10 to clarify ambiguous items (“is the garden shed included?”, “does the integrated dishwasher include the housing?”). Answer these in writing, not verbally.
Leasehold-specific enquiries
For leasehold sales, a large additional set of enquiries covers service charges, ground rent, major works, insurance, and the managing agent. These often require information from the freeholder that you do not hold directly — start gathering it early. See our leasehold seller’s guide and our Landlord and Tenant Act seller’s guide.
Search-driven enquiries
Unusual entries in the local authority, drainage, environmental or mining searches can prompt enquiries — “is this enforcement notice still live?”, “has this planning decision been challenged?”. Your solicitor will usually handle these, but may ask for your input on factual matters.
Common mistakes and how to avoid them
Get your legal forms right the first time
Most enquiries come from incomplete forms. Pine guides you through every section in plain English.
Saying “I don’t recall” as a shield
Solicitors are trained to push back on this. If you genuinely don’t know, explain why. If you can find out with reasonable effort, do so before answering.
Answering informally through the estate agent
Informal answers are not binding and are often misunderstood or garbled in transmission. Always respond formally through your solicitor.
Contradicting the TA6
If your enquiry response says something different from the TA6, the buyer’s solicitor will raise a follow-up asking which is correct. Be consistent.
Over-answering
Volunteering information beyond what was asked can open doors you did not mean to open. Answer the enquiry asked, not every related topic.
Under-answering
Vague single-line responses to substantive questions invite follow-ups. Answer specifically enough to close the topic.
How to prepare before listing
Most enquiries fall into predictable categories. You can pre-empt 70% or more by gathering the following documents before an offer comes in:
- Planning consent letters and building regulations completion certificates for all alterations
- FENSA or equivalent window installation certificates
- Electrical installation certificates (EICR and any Part P certificates)
- Boiler service history and Gas Safe certificates
- For leasehold: last three years of service charge accounts, ground rent receipts, insurance certificates
- Any correspondence about boundaries, disputes, or shared arrangements
- Covenant consent documents for any alteration affecting a restrictive covenant
- For any work done without consent: indemnity insurance quotes
Having these to hand means your response time on any given enquiry drops from “let me dig through the loft” to “see attached”. For the case for front-loading sale preparation, see our speed up conveyancing guide and our cost of being sale-ready guide.
Turnaround time benchmarks
| Scenario | Target turnaround | Impact if missed |
|---|---|---|
| Simple factual enquiry (dates, documents to attach) | 24 hours | Marginal |
| Substantive enquiry requiring document search | 48 to 72 hours | Follow-ups stack up |
| Enquiry requiring freeholder/third-party information | 7 to 14 days | Critical path slippage |
| Pre-completion requisitions | 24 to 48 hours | Completion delay risk |
Related risks if enquiries drag
Slow enquiry responses are the most common avoidable trigger for sale collapse. Buyers’ mortgage offers expire; buyers lose confidence; chains above or below break; and buyers’ circumstances change. For the broader picture of why sales fall through and how enquiry management fits in, see our guide to why house sales fall through.
Sources and further reading
- The Law Society — Conveyancing protocol and TA6/TA10 guidance (lawsociety.org.uk)
- Council for Licensed Conveyancers — Conveyancing standards and best practice (clc.gov.uk)
- UK Finance Lenders’ Handbook — Requirements on enquiry handling and certificate of title (cml.org.uk/lenders-handbook)
- Solicitors Regulation Authority — Client care rules and conduct standards (sra.org.uk)
- HomeOwners Alliance — Consumer guidance on enquiry management (hoa.org.uk)
Related guides
- What Are Conveyancing Enquiries?
- Pre-Contract Enquiries Explained
- How to Speed Up Conveyancing as a Seller
- Why Do House Sales Fall Through?
- Exchange to Completion Timeline
- How to Fill in the TA10 Fittings and Contents Form
- New TA6 Form: What Sellers Need to Know
Frequently asked questions
What are buyer’s enquiries in a property sale?
Buyer’s enquiries (sometimes called pre-contract enquiries, requisitions on title, or follow-up enquiries) are questions raised by the buyer’s solicitor after reviewing your TA6, TA10, title documents and search results. Their purpose is to clarify ambiguities, verify disclosures, and identify any issues that could affect the buyer or their mortgage lender. Enquiries are a normal part of conveyancing — every sale has some — but delays in answering them are the single most common cause of slow timelines.
How quickly should I respond to buyer enquiries?
A practical standard is 48 to 72 hours. If you can answer within two working days, your solicitor can pass the response back to the buyer’s solicitor promptly, keeping momentum. If you take a week or more, the buyer’s solicitor may raise follow-up enquiries in parallel, each with their own response time, and the conveyancing timeline compounds. Industry reporting consistently identifies enquiry response delay as one of the top causes of sale slippage.
What is the difference between a pre-contract enquiry and a requisition on title?
Pre-contract enquiries are the initial set of questions raised by the buyer’s solicitor after reviewing the contract pack, searches and property information forms. They cover a wide range of topics and form the bulk of the enquiry process. Requisitions on title are a final set of standard pre-completion questions — typically dealing with completion arrangements, key handover, and final undertakings — raised just before exchange or completion. Both need timely responses; the earlier pre-contract enquiries tend to be the more substantive.
What makes a good enquiry response?
A good enquiry response is specific, factual, consistent with the TA6, and pre-empts obvious follow-up questions. For example, rather than answering “I don’t recall” to a question about when an extension was built, specify the approximate year, confirm whether planning consent and building regulations approval were obtained, and attach copies of any documents you have. Vague answers invite more enquiries; specific answers close the topic.
What if I don’t know the answer to an enquiry?
“I don’t know” is an acceptable answer where it is genuinely true and the seller has no way of finding out. What is not acceptable is “I don’t recall” used as a shield — buyers’ solicitors are trained to push back on this. If you don’t know, say so plainly and explain why (for example, because the works pre-date your ownership, or because documents were lost in a prior sale). Where relevant, note that the buyer may want to satisfy themselves through their survey or by ordering further searches.
Should I answer enquiries through my estate agent or my solicitor?
Always through your solicitor. Your estate agent is not a legal professional and has no authority to give answers that will bind you contractually. Your solicitor drafts the formal response, checks consistency with the TA6 and the contract, and ensures you are not inadvertently making disclosures that could be misunderstood. The buyer’s solicitor will only accept enquiry responses through the seller’s solicitor in any case.
Can I refuse to answer an enquiry?
Yes, in limited circumstances. Some enquiries are unreasonable — asking the seller to speculate about matters outside their knowledge, to provide information already in the public domain, or to make open-ended indemnities. Your solicitor can reasonably decline or redirect these. Refusing to answer a legitimate enquiry is counter-productive and usually triggers more enquiries or, in serious cases, concern from the buyer’s lender. If an enquiry feels intrusive or unfair, discuss it with your solicitor rather than ignoring it.
What are the most common enquiries buyers’ solicitors raise?
Common categories include: consents and approvals for alterations, extensions or building works; details of boundary ownership and any disputes; maintenance arrangements for shared areas, driveways, or sewers; service and maintenance histories for boilers, electrical installations, and similar systems; leasehold-specific enquiries about service charges, ground rent, and major works consultations; confirmation of fittings and contents listed on the TA10; and clarification of any matter in the search results that looks unusual or unresolved.
What happens if I answer an enquiry incorrectly?
An incorrect enquiry answer can amount to misrepresentation, which exposes you to a claim for damages after completion. If the misrepresentation is material (it influenced the buyer’s decision to buy or the price they paid) and was made negligently or fraudulently, the consequences can be serious. The remedy is to answer honestly, disclose what you know, and admit gaps in your knowledge rather than guessing. If an answer was given in error, your solicitor should correct it in writing as soon as you realise.
Can I prepare for enquiries in advance of an offer?
Yes, and this is precisely what Pine helps sellers do. By completing the TA6 and TA10 carefully, ordering searches up front, reviewing the title register, and gathering documents for any alterations or improvements before listing, you pre-empt most of the enquiries buyers’ solicitors typically raise. When enquiries do come, you have the documents to hand and can answer within hours rather than days. This compresses the timeline and materially reduces the risk of sale slippage.
70% of conveyancing enquiries trace back to a poorly completed form.
The TA6, TA7, TA10 and TR1 are written for solicitors, not sellers. Pine walks you through every section in plain English — so your forms come back complete, accurate and enquiry-resistant.
- Plain-English guidance on every TA6 and TA7 question
- Disclosure wording that protects you legally
- A complete contract pack ready before you accept an offer
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