TA13 Completion Information and Undertakings Form Explained

If you are selling a property in England or Wales, there is a form your solicitor sends to the buyer's solicitor in the final stretch before completion that most sellers never see but that governs almost every practical detail of completion day. That form is the TA13 Completion Information and Undertakings.

Unlike the TA6 and TA10 forms that you fill in yourself, the TA13 is completed entirely by your solicitor. But it contains information that directly affects you: where the purchase money goes, how your mortgage gets paid off, and when the buyer can collect the keys. Understanding what the TA13 covers and what your solicitor needs from you can help avoid last-minute problems on completion day.

What is the TA13 form?

The TA13 — formally the Completion Information and Undertakings form (3rd edition, 2019) — is a standardised document published by the Law Society of England and Wales. It is one of the standard forms required under the Law Society Conveyancing Protocol (5th edition) and is used in virtually every residential property transaction.

The purpose of the TA13 is straightforward: it gives the buyer's solicitor everything they need to complete the purchase. This includes the financial details for transferring the purchase money, the practical arrangements for handing over keys, and — critically — legally binding undertakings from the seller's solicitor to discharge any existing charges on the property.

Who completes the TA13 and when is it sent?

The TA13 is completed by the seller's solicitor. You do not fill it in yourself, but your solicitor will need certain information from you to prepare it (more on that below).

The form is sent to the buyer's solicitor after exchange of contracts but before the completion date. In most transactions, the seller's solicitor will send it within a few days of exchange, or at the very latest five working days before completion. This gives the buyer's solicitor time to review the details, request the mortgage advance from the buyer's lender, and prepare their own completion statement.

For a detailed look at everything that happens in this window, see our guide to what happens between exchange and completion.

What does the TA13 contain?

The TA13 is divided into clearly defined sections. Here is what each part covers and why it matters:

Understanding the undertakings in the TA13

The undertakings within the TA13 are the most legally significant part of the entire form. An undertaking in conveyancing is a formal promise by a solicitor that is enforceable by the court. Unlike a promise from an ordinary person, a solicitor's undertaking carries regulatory weight — the Solicitors Regulation Authority (SRA) can discipline any solicitor who fails to honour one.

The standard TA13 undertakings typically include:

• Mortgage redemption undertaking — The seller's solicitor promises to use the sale proceeds to pay off the seller's existing mortgage on or immediately after completion day and to forward the lender's discharge form (DS1 or electronic DS1) to the buyer's solicitor so the charge can be removed from the title at HM Land Registry.
• Undertaking to discharge other charges — If there are additional charges on the title, such as a second mortgage, a secured loan, or a charging order, the seller's solicitor gives a separate undertaking for each one, promising to pay it off and obtain a discharge.
• Undertaking regarding title deeds — A promise to send the original title deeds and any other documents required for registration to the buyer's solicitor promptly after completion.

These undertakings are what allow the transaction to complete without requiring the seller's mortgage to be paid off before the buyer sends the money. The buyer's solicitor relies on the professional obligation of the seller's solicitor to fulfil the promise. Without this mechanism, property sales would be far more cumbersome and time-consuming.

Why undertakings are legally binding

Solicitors' undertakings derive their enforceability from multiple sources. The Senior Courts Act 1981 (Section 50) gives the High Court supervisory jurisdiction over solicitors, and the SRA Standards and Regulations require solicitors to perform undertakings within an agreed timescale or, if none is agreed, within a reasonable time. A solicitor who breaches an undertaking faces potential court orders to comply, SRA disciplinary proceedings (which can result in fines, conditions on their practising certificate, or being struck off), and professional negligence claims covered by their firm's indemnity insurance.

In practice, breaches of undertakings on the TA13 are rare precisely because the consequences are so severe. This is what gives the buyer's solicitor confidence to release the purchase money before the seller's mortgage has actually been redeemed.

How the TA13 relates to completion day

The TA13 is essentially the instruction manual for completion day. Every step that happens on the day is governed by what the form says:

1. The buyer's solicitor sends the purchase funds by CHAPS transfer to the bank account specified in the TA13.
2. The seller's solicitor confirms receipt of the funds.
3. The estate agent is notified that completion has taken place and releases the keys from the location specified in the TA13.
4. The seller's solicitor redeems the seller's mortgage by sending the redemption amount to the lender, as promised in the TA13 undertaking.
5. The seller's solicitor pays the estate agent's commission, deducts their own fees, and transfers the net balance to the seller.
6. The seller's solicitor sends the signed transfer deed and any original title documents to the buyer's solicitor.
7. Once the lender confirms the mortgage has been redeemed, the seller's solicitor forwards the DS1 discharge form to the buyer's solicitor, who uses it to register the transfer at HM Land Registry.

Without the TA13 setting out these arrangements in advance, both sides would be working blind on completion day. The form ensures that solicitors, lenders, and estate agents are all coordinated.

What sellers need to provide for the TA13

Although your solicitor prepares the TA13, they cannot do it without input from you. Here is what you should have ready:

Providing this information promptly — ideally as soon as you exchange contracts — allows your solicitor to prepare the TA13 quickly and send it to the buyer's solicitor without delay. For a full list of everything you need to prepare, see our conveyancing checklist for sellers.

Common issues with the TA13

While the TA13 is a relatively straightforward form for your solicitor, problems do arise. Here are the most common issues and how they can affect your sale:

Incorrect bank details

This is the single most dangerous error on the TA13. If the bank account details are wrong — whether through a genuine mistake or, more seriously, because of fraudulent interception — the purchase money could be sent to the wrong account. The Law Society and the SRA have both issued warnings about "Friday afternoon fraud," where criminals intercept emails containing bank details and substitute their own. To mitigate this risk, the buyer's solicitor should always telephone the seller's solicitor on a verified number to confirm the bank details before sending funds.

Missing or incorrect mortgage information

If the seller fails to tell their solicitor about an existing mortgage or secured loan, the TA13 will not include the necessary undertaking to discharge it. The buyer's solicitor will spot this when checking the title at HM Land Registry and will refuse to complete until the undertaking is provided. This can cause delays or, in the worst case, prevent completion on the agreed date.

Late preparation of the TA13

If the seller's solicitor is slow to prepare and send the TA13, the buyer's solicitor cannot request the mortgage advance from the buyer's lender, which means the funds will not be ready for completion day. Most mortgage lenders need at least three to five working days' notice to release the mortgage advance. Late preparation of the TA13 is one of the reasons having a responsive solicitor matters so much in the final stages of a sale.

Redemption figure expiring

A mortgage redemption statement is only valid for a specific date or short period because interest accrues daily. If completion is delayed beyond the date on the redemption statement, your solicitor will need to request an updated one from the lender. This is usually straightforward but can add a day or two to the process if the lender is slow to respond.

How the TA13 fits into the conveyancing protocol

The TA13 is one of the standard forms required under the Law Society Conveyancing Protocol (5th edition, 2019). The protocol sets out the procedure that solicitors must follow in residential property transactions. Any firm accredited under the Conveyancing Quality Scheme (CQS) — which includes the vast majority of residential conveyancing firms, since most major mortgage lenders require CQS accreditation — must use the TA13 in its standard form.

Within the protocol, the TA13 sits at the pre-completion stage. The overall sequence is:

1. Pre-contract: The seller's solicitor assembles the contract pack (including TA6, TA10, draft contract, title documents, and TA7 if leasehold) and sends it to the buyer's solicitor.
2. Enquiries: The buyer's solicitor reviews the pack and raises additional enquiries. These are answered by the seller's solicitor.
3. Exchange of contracts: Both parties sign contracts, the buyer pays a deposit (usually 10%), and a completion date is agreed.
4. Pre-completion: The seller's solicitor sends the TA13 to the buyer's solicitor, confirming all the financial and practical details for completion. The transfer deed (TR1) is also finalised and signed.
5. Completion: The buyer's solicitor transfers the purchase funds. The seller's solicitor fulfils the TA13 undertakings by redeeming the mortgage and arranging key release.

The TA13 is the bridge between exchange and completion. Without it, the buyer's solicitor cannot prepare for completion day and cannot request the mortgage advance from the buyer's lender. For more detail on the full set of Law Society protocol forms and which ones you as the seller are responsible for, see our dedicated guide.

The Code for Completion by Post

The TA13 references the Law Society's Code for Completion by Post, which is the standard procedure for completing a property transaction remotely rather than in person. Under this code, the buyer's solicitor appoints the seller's solicitor as their agent for the purpose of completion. This means:

• The seller's solicitor holds the signed transfer deed and any title documents on behalf of the buyer's solicitor.
• On completion day, once the purchase funds are received and confirmed, the seller's solicitor treats them as held to the buyer's solicitor's order and completes the transaction.
• The seller's solicitor then posts the signed documents to the buyer's solicitor by first-class post or DX (Document Exchange) on the day of completion.

Virtually all residential completions in England and Wales now follow this code. The days of solicitors meeting in person to exchange documents and funds are long gone. The TA13 confirms that the Code for Completion by Post applies and sets out the details that make remote completion possible.

Protecting against fraud

Conveyancing fraud — particularly email interception to redirect purchase funds — has been a growing concern in recent years. The TA13 is a potential target because it contains the bank details to which hundreds of thousands of pounds will be sent. Both the Law Society and the SRA have published detailed guidance on how solicitors should protect against this risk:

• Bank details should be communicated securely and verified by telephone on a number already held on file, not a number provided in the same communication.
• Solicitors should never change bank details by email without verbal confirmation from the other side.
• Many firms now use secure client portals or encrypted communication systems rather than email to share bank details.
• The National Crime Agency advises all parties involved in property transactions to be vigilant about unexpected changes to payment instructions.

As a seller, you should be wary of any email claiming to be from your solicitor that asks you to change bank details or provides new payment instructions. Always telephone your solicitor on the number you have on file to verify any such communication. Pine helps sellers stay organised throughout the conveyancing process, reducing the risk of confusion and ensuring you are prepared for every stage.

Sources

• Law Society of England and Wales — Conveyancing Protocol (5th edition, 2019) — lawsociety.org.uk
• Law Society of England and Wales — Completion Information and Undertakings form (TA13), 3rd edition, 2019
• Law Society — Code for Completion by Post (2019) — lawsociety.org.uk
• Solicitors Regulation Authority — Undertakings guidance — sra.org.uk
• Solicitors Regulation Authority — Cybersecurity and conveyancing fraud guidance — sra.org.uk
• Law Society — Conveyancing Quality Scheme (CQS) — lawsociety.org.uk
• Senior Courts Act 1981, Section 50 — legislation.gov.uk
• Standard Conditions of Sale, 5th edition (2019 revision) — Law Society

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