How Many Rounds of Enquiries Is Normal When Selling?

One of the most common questions sellers ask their solicitor is "how many rounds of questions is normal?" It is a reasonable question. Each round of enquiries adds time to the conveyancing process, and after you have answered the first batch, receiving another can feel like the process is spiralling.

The short answer is that one to two rounds is typical for a straightforward sale, but the long answer depends on the complexity of your property, the thoroughness of your initial answers, and the buyer's solicitor's approach. This guide breaks down what to expect so you can plan accordingly. For general background on what enquiries are, see our guide to conveyancing enquiries explained.

What counts as a "round" of enquiries

A round of enquiries is a batch of written questions sent from the buyer's solicitor to your solicitor, which is then forwarded to you for answers. Each round follows a predictable cycle:

1. The buyer's solicitor reviews the contract pack, title documents, search results, or your previous answers
2. They compile a list of questions and send them to your solicitor
3. Your solicitor forwards the questions to you
4. You provide answers (ideally with supporting documents)
5. Your solicitor reviews your answers and sends them to the buyer's solicitor
6. The buyer's solicitor assesses whether the answers are satisfactory

If the buyer's solicitor is satisfied with all your responses, no further round is needed. If some answers need clarification or new issues have emerged, they raise another round. The process continues until all enquiries are resolved to the buyer's solicitor's satisfaction.

Typical number of rounds by property type

The number of enquiry rounds varies significantly depending on the type and condition of the property. The table below shows what is typical based on common practice reported by conveyancing solicitors and the Law Society.

What factors increase the number of rounds

Several specific factors tend to push the number of enquiry rounds beyond the one-to-two-round norm. Being aware of these helps you prepare in advance and manage expectations with your buyer.

Leasehold properties

Leasehold sales almost always involve more enquiry rounds than freehold sales. The buyer's solicitor needs to review the lease itself, the management pack (including the LPE1 form), ground rent provisions, service charge accounts, insurance details, and any planned major works under Section 20 of the Landlord and Tenant Act 1985. Each of these can generate its own set of enquiries.

According to the Council for Licensed Conveyancers, leasehold transactions are on average three to four weeks slower than freehold ones, largely because of the additional enquiry burden.

Building work without full documentation

If you have extended, converted, or significantly altered the property and cannot provide all the relevant certificates — building regulations completion certificate, planning permission decision notice, electrical installation certificate, FENSA certificate for windows — expect additional rounds. The buyer's solicitor and their mortgage lender will need either the original documents or indemnity insurance to cover the gap.

Title issues

Entries on your title register that are unusual or restrictive will generate enquiries. Common examples include restrictive covenantslimiting use of the property, easements granting third parties access, notices of leases or charges, and any discrepancies between the title plan and the physical boundaries of the property. For more on how easement enquiries work, see our guide on further enquiries in conveyancing.

Incomplete or vague TA6 answers

This is the most preventable cause of multiple rounds. When sellers leave TA6 sections blank, give one-word answers, or fail to attach supporting documents, the buyer's solicitor has no choice but to raise enquiries asking for the information that should have been provided upfront.

Survey findings

A buyer's survey can introduce new issues that were not covered in the initial enquiry round. If the surveyor flags damp, structural movement, electrical concerns, or roof problems, the buyer's solicitor may raise a further round of targeted enquiries about these specific issues.

Timeline impact per round

Each round of enquiries typically adds between one and two weeks to the conveyancing timeline. The breakdown is roughly as follows:

This means a single round takes roughly 7 to 15 working days, or one to three calendar weeks. Multiply by the number of rounds and you can see how enquiries become one of the longest phases of the conveyancing process. For the full timeline picture, see our guide on how long conveyancing takes.

When to be concerned about the number of rounds

While multiple rounds are not unusual, there are situations that warrant concern:

• Four or more rounds with no end in sight. This may indicate the buyer's solicitor is being excessively cautious, or that your property has unresolved issues that need a different approach. Ask your solicitor about escalating to a phone discussion.
• Rounds becoming longer rather than shorter. Follow-up rounds should normally contain fewer questions than the initial round. If each round is generating more questions than the last, there may be a fundamental issue with the information being provided.
• Significant gaps between rounds. If the buyer's solicitor is taking weeks to review your responses and raise the next round, this may signal that the buyer is having second thoughts or that their solicitor is not prioritising the matter. Your estate agent can check in with the buyer directly.
• Questions about matters unrelated to the property. If the buyer's solicitor is raising enquiries about matters that clearly have nothing to do with your property, this may indicate they are using a standard template without tailoring it. Your solicitor can politely push back.

How to set expectations with your buyer

Communication is one of the most underrated tools in managing a property sale. If you know your property has complexities — leasehold arrangements, building work history, title restrictions — it helps to set expectations early through your estate agent.

A buyer who understands upfront that the conveyancing may involve additional enquiry rounds is less likely to become frustrated or anxious when they materialise. This is particularly important for first-time buyers, who may not understand that multiple rounds are a normal part of the process rather than a sign of problems.

Practical steps include:

• Asking your estate agent to brief the buyer on any known issues before solicitors are instructed
• Providing your solicitor with all available documents at the earliest opportunity so the contract pack is as complete as possible
• Responding to enquiries promptly to demonstrate that you are an engaged, motivated seller
• Keeping the buyer updated on progress through your estate agent, particularly if there are matters that need time to resolve

How to keep enquiry rounds to a minimum

The single most effective thing you can do as a seller is to invest time in preparation before your property goes on the market. This means:

1. Complete the TA6 form thoroughly. Every section should be answered in detail with supporting documents attached. This is your first line of defence against unnecessary enquiry rounds.
2. Assemble all building work documentation. Planning permissions, building regulations certificates, FENSA certificates, electrical certificates, Gas Safe records, and guarantees should all be ready before your solicitor prepares the contract pack.
3. Check your title at HM Land Registry. Download your title register and title plan and review them for anything that might prompt questions. Address any obvious issues with your solicitor before the sale process begins.
4. Answer first-round enquiries thoroughly. When the first batch of questions arrives, take the time to answer each one fully and attach every relevant document. Thorough first-round responses dramatically reduce the chances of a second round.
5. Respond quickly. Speed builds buyer confidence and keeps the transaction on track. Aim for two to three working days per round.

Pine is designed to help sellers with exactly this preparation, guiding you through your TA6 answers and helping you assemble a complete legal pack before you even accept an offer.

Sources and further reading

• Law Society of England and Wales — Conveyancing Protocol (5th edition), TA6 Property Information Form guidance (lawsociety.org.uk)
• Solicitors Regulation Authority (SRA) — Code of Conduct for solicitors (sra.org.uk)
• Council for Licensed Conveyancers (CLC) — Standards and regulatory guidance (clc.gov.uk)
• HM Land Registry — Title register and title plan services (gov.uk/government/organisations/land-registry)
• HomeOwners Alliance — Research on conveyancing delays and timelines (hoa.org.uk)
• Propertymark — Data on sale fall-through rates (propertymark.co.uk)
• RICS — Home Survey Standard and surveyor reporting guidance (rics.org)
• Landlord and Tenant Act 1985 — Section 20 consultation requirements (legislation.gov.uk)

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