TA6 Section 10: Disputes and Complaints — What to Declare

Section 10 of the TA6 Property Information Form is the section that makes many sellers nervous. It asks about disputes, complaints, and disagreements connected to the property — and sellers often worry that disclosing a past problem will torpedo their sale.

In practice, the opposite is true. Buyers and their solicitors expect transparency. A well-worded disclosure that explains the issue and its resolution builds trust. What damages sales is discovering an undisclosed dispute after exchange or completion — that is when buyers walk away or instruct solicitors to pursue a claim.

This guide explains exactly what Section 10 asks, what counts as a dispute or complaint, how to distinguish between a genuine dispute and a passing disagreement, and how to word your answers honestly without undermining the sale.

What does TA6 Section 10 ask about?

Section 10 of the TA6 (titled "Disputes and Complaints" in the 4th edition published by the Law Society in 2020) asks whether the seller is aware of any disputes, complaints, or issues relating to the property or its neighbours. The questions cover several categories:

• Disputes with neighbours — Any disagreements with adjoining or nearby property owners about boundaries, noise, access, hedges, trees, parking, or other matters.
• Complaints to or by a local authority — Formal complaints made to the council (for example, about noise, anti-social behaviour, or planning breaches) or complaints received from the council about your property.
• Issues with a landlord or management company — Relevant if the property is leasehold or shares services with other properties.
• Any other disputes or complaints — A catch-all covering anything that does not fit neatly into the categories above but could affect the buyer's enjoyment or use of the property.

The section asks about disputes that are ongoing and those that have been resolved. This is a point many sellers miss — the obligation to disclose does not end when the dispute is settled.

What counts as a "dispute"?

The word "dispute" is not defined in the TA6 form itself, so sellers are often unsure where the line falls. In general, a dispute is any disagreement that goes beyond a single passing comment and involves some form of action, communication, or ongoing tension. The table below sets out common examples:

For detailed guidance on boundary-related issues specifically, see our guide on boundary disputes when selling a property. If your dispute involves shared walls or construction by a neighbour, our party wall issues guide covers the Party Wall etc. Act 1996 in full.

Dispute vs complaint vs informal disagreement

One of the most common questions sellers ask is where to draw the line between a dispute that must be declared and a passing conversation that does not. The following table breaks down the distinction:

The practical test is: would a reasonable buyer want to know about this before committing to the purchase? If the answer is yes, or even possibly, disclose it. A brief, factual note is always safer than an omission that comes to light later.

How to answer Section 10 honestly without torpedoing the sale

Many sellers instinctively want to downplay or omit disputes because they fear it will put off the buyer. This is understandable but misguided. The risk of non-disclosure is far greater than the risk of honest disclosure. Here is how to handle it:

1. Be factual, not emotional

Stick to the facts. State what happened, when, what action was taken, and what the outcome was. Avoid characterising the other party or expressing frustration. Compare these two examples:

• Poor wording: "Our neighbour is impossible to deal with and we have had constant arguments about the fence for years."
• Better wording: "A disagreement arose with the adjoining owner at [address] in 2022 regarding the position of the boundary fence. The matter was resolved in March 2023 by agreement, with the fence repositioned to align with the title plan. No solicitors were involved. The relationship is now cordial."

2. Explain the resolution

If the dispute has been resolved, say so clearly and explain how. A resolved dispute with a clear outcome is far less concerning to a buyer than a vague reference to "some issues with the neighbours." Attach any supporting documents — a boundary agreement, a party wall award, a council decision letter, or a solicitor's confirmation.

3. Distinguish between ongoing and resolved

If a dispute is genuinely ongoing, do not pretend it is resolved. But explain clearly what the current position is and what steps, if any, are being taken to resolve it. Ongoing disputes are more likely to concern buyers, but dishonesty is worse. If the buyer discovers after completion that you misrepresented the status of a dispute, you face a potential claim under the Misrepresentation Act 1967.

4. Provide context

Context matters. A noise complaint made to the council five years ago that resulted in no action is very different from an ongoing noise dispute with an active abatement notice. Providing context — dates, outcomes, current position — allows the buyer to assess the issue proportionately.

The Misrepresentation Act risk

The legal framework underpinning Section 10 is the Misrepresentation Act 1967. When you complete the TA6 form, you are making representations of fact to the buyer. If any of those representations are false or misleading, the buyer may have grounds for a claim after completion. There are three types of misrepresentation:

• Fraudulent misrepresentation — You deliberately lied or concealed a dispute you knew about. This is the most serious and can result in damages, rescission (the sale being reversed), and potentially criminal liability.
• Negligent misrepresentation — You made a false statement carelessly, without taking reasonable steps to check its accuracy. The burden of proof shifts to the seller to show they had reasonable grounds for believing the statement was true.
• Innocent misrepresentation — You made a false statement honestly and with reasonable grounds. The buyer may still be entitled to rescission, though damages are more limited.

In practice, most dispute-related misrepresentation claims fall into the negligent category. The seller knew about a dispute but chose not to mention it, thinking it was unimportant or hoping it would not come to light. The court's view is straightforward: if you knew, you should have disclosed it. For a broader overview of your legal obligations when selling, see our guide on what to disclose when selling a property.

What happens if you do not declare a known dispute

The consequences of failing to disclose a known dispute can be significant:

1. The buyer raises enquiries. If the buyer's solicitor discovers the dispute through conveyancing enquiries, local authority searches, or their own investigations, they will raise additional questions. This delays the transaction and can undermine trust.
2. The buyer withdraws. If a dispute comes to light between offer and exchange, the buyer may decide to pull out entirely. This is far more likely when the seller has actively tried to hide the issue rather than disclosing it honestly from the start.
3. Post-completion claim. If the dispute only surfaces after the sale has completed, the buyer can bring a misrepresentation claim. Under the Misrepresentation Act 1967, this could mean paying damages covering the buyer's costs of dealing with the dispute, any reduction in property value, and legal fees. In extreme cases, the court can order rescission of the contract.
4. Consumer protection issues. The Consumer Protection from Unfair Trading Regulations 2008 (CPRs) make it an offence to engage in misleading commercial practices. While the CPRs primarily target businesses and estate agents, a private seller who deliberately conceals material information could also face scrutiny, particularly if they instructed their agent not to disclose something.

Resolved vs ongoing disputes: disclose both

A common misconception is that resolved disputes do not need to be declared. This is wrong. The TA6 form explicitly asks about disputes that have existed at any time, not just those that are current. The reasoning is sound: a resolved boundary dispute might flare up again if the new owner takes a different approach, and the buyer needs to know the history.

When disclosing a resolved dispute, include:

• When the dispute arose and what it concerned
• The parties involved
• How it was resolved (agreement, mediation, court order, Land Registry determination)
• Whether any formal documentation exists (and attach copies if possible)
• The current state of the relationship with the other party

When disclosing an ongoing dispute, include the same information but add a clear statement of the current position and any next steps. If solicitors are involved, note this but avoid sharing privileged legal advice.

Formal complaints to authorities

Section 10 also asks about formal complaints made to or by authorities. These can include:

• Noise complaints to environmental health — Whether you made them about a neighbour or they were made about your property. Include any noise abatement notices under the Environmental Protection Act 1990.
• Planning enforcement complaints — If you reported a neighbour's unauthorised development to the council, or if a complaint was made about your property. This connects to Section 6 of the TA6 covering planning and building control.
• Anti-social behaviour reports — Reports to the police, council, or a housing association about anti-social behaviour affecting the property.
• High hedge complaints — Formal complaints under Part 8 of the Anti-social Behaviour Act 2003 about hedges over 2 metres high that affect your enjoyment of your property.
• Environmental complaints — Reports about pollution, waste, or environmental hazards. These may also be relevant to Section 7 of the TA6.

For each complaint, state the date, the authority or body it was made to, the nature of the complaint, and the outcome. If the council took no action, say so — that is a useful piece of information for the buyer.

How disputes affect buyer decisions

It is natural to worry that disclosing a dispute will put off a buyer. In reality, how the dispute is disclosed matters far more than the fact that it existed. Buyers and their solicitors assess disputes based on several factors:

• Severity — A boundary dispute that went to the Land Registry is more significant than a one-off parking disagreement. Buyers will weigh the issue proportionately.
• Resolution — A dispute that has been clearly resolved, with documentation to prove it, is far less concerning than one that is still active or vaguely described.
• Impact on the property — Buyers care most about disputes that could affect their use, enjoyment, or ownership of the property. A noise complaint that led to no action is less impactful than an ongoing shared-access dispute that affects daily life.
• Seller's transparency — A seller who discloses a dispute openly, with full details and a clear resolution, comes across as trustworthy. A seller who hides issues or gives vague answers raises red flags that can cause the buyer to withdraw.

The key insight is this: it is not the dispute that kills the sale — it is the concealment. Most solicitors advise buyers that disclosed, resolved disputes are a normal part of property ownership. It is the surprises that cause sales to fall through.

Practical tips for wording your answers

The way you word your Section 10 answers can make the difference between a smooth transaction and a protracted exchange of enquiries. Follow these guidelines:

1. Use dates. Always include when the dispute started and, if applicable, when it was resolved. "A boundary disagreement arose in June 2021 and was resolved by agreement in September 2021" is far more helpful than "there was a boundary issue a few years ago."
2. Name the parties. Identify the other party by their property address rather than their name (for example, "the owner of [neighbouring address]"). This is more professional and privacy-conscious.
3. State the outcome. If the dispute was resolved, say how: by agreement, by mediation, by a court order, by the council declining to take action, or by the Land Registry determining the boundary. If it is ongoing, say what steps are being taken.
4. Attach documents. Supporting evidence — a boundary agreement, a party wall award, a council decision letter, a solicitor's letter confirming resolution — reduces follow-up enquiries and reassures the buyer.
5. Keep it neutral. Avoid blame, frustration, or characterisations of the other party. The buyer's solicitor is looking for facts, not commentary.
6. Use "Not known" honestly. If you genuinely have no knowledge of any disputes (for example, you purchased the property recently and have had no issues during your ownership), "Not known" is appropriate. But do not use it to dodge a question you could answer.
7. Cross-reference other TA6 sections. If a dispute connects to another part of the form — for example, a planning objection that relates to Section 6, or an environmental complaint that relates to Section 7 — mention the cross-reference so the buyer's solicitor can see the full picture.
8. Ask your solicitor to review your wording. If you are unsure how to phrase a sensitive disclosure, ask your conveyancing solicitor. They review TA6 forms daily and can help you strike the right balance between honesty and measured language.

For broader advice on completing the TA6 effectively, including common pitfalls across all sections, see our property information form tips guide.

How Section 10 connects to other TA6 sections

Section 10 does not exist in isolation. Disputes and complaints often overlap with information disclosed elsewhere on the form:

• Section 2 (Boundaries) — If a boundary dispute is disclosed in Section 10, the boundary information in Section 2 should be consistent. See our boundary disputes guide for full details.
• Section 6 (Planning and building control) — Planning objections or enforcement complaints should appear in both Section 6 and Section 10.
• Section 7 (Environmental matters) — Environmental disputes (such as Japanese knotweed spreading from a neighbour's property) should be cross-referenced between Section 7 and Section 10.
• Section 3 (Party walls) — Party wall disputes should be disclosed in Section 10 and referenced in Section 3. Our party wall issues guide covers the statutory process.

Consistency across sections is important. If the buyer's solicitor spots a discrepancy — for example, a party wall dispute mentioned in Section 3 but not in Section 10 — they will raise additional enquiries, adding time and friction to the transaction.

Completing Section 10 early with Pine

Section 10 is often one of the last parts of the TA6 that sellers complete, partly because it requires reflection and partly because it feels uncomfortable. But leaving it until after an offer has been accepted means your buyer is waiting while you deliberate over wording and track down old correspondence.

Pine helps you complete your TA6 before you list your property. With guided prompts for every question in Section 10, Pine ensures you consider all relevant scenarios — boundary disagreements, noise complaints, party wall issues, parking disputes, and more — and helps you word your answers clearly and proportionately. When your buyer arrives, your solicitor can issue the draft contract pack immediately, cutting weeks off the conveyancing process.

Sources

• Law Society of England and Wales — Property Information Form (TA6), 4th edition, 2020
• Misrepresentation Act 1967 — legislation.gov.uk
• Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
• Party Wall etc. Act 1996 — legislation.gov.uk
• Anti-social Behaviour Act 2003, Part 8 (High Hedges) — legislation.gov.uk
• Environmental Protection Act 1990, Part III (Statutory Nuisances) — legislation.gov.uk
• Land Registration Act 2002 — legislation.gov.uk
• HM Land Registry — Practice Guide 40: Land Registry plans (determining boundaries)
• RICS — Boundary Disputes and Ownership, 2nd edition, 2021: rics.org
• Gov.uk — High hedges: complain to the council: gov.uk/how-to-resolve-neighbour-disputes/high-hedges-trees-and-boundaries

Related guides

• TA6 Noise Complaints: How to Answer

Frequently asked questions