TA6 vs SPIF: What's the Difference?

When you instruct a solicitor or conveyancer to handle your sale, one of the first things they will ask you to do is complete a property information form. In most cases, this will be the TA6 Property Information Form. But some sellers find themselves given a different form — a SPIF, or Seller's Property Information Form.

If your solicitor has handed you a SPIF instead of a TA6, you might wonder whether it matters, whether the buyer's solicitor will accept it, and whether it could affect your sale. This guide explains the difference between the two forms, why they exist, and what it means for you as a seller.

What is the TA6?

The TA6 is the Property Information Form published by the Law Society of England and Wales. It is currently in its 4th edition (2020) and is the standardised questionnaire used in the vast majority of residential property transactions.

The TA6 is part of the Law Society Conveyancing Protocol, which sets out best practice for residential conveyancing. Under the Protocol, the seller's solicitor is expected to provide a completed TA6 to the buyer's solicitor at the outset of the transaction, along with the draft contract, title documents, and the TA10 (Fittings and Contents Form).

The TA6 covers 14 sections:

1. Boundaries
2. Disputes and complaints
3. Notices and proposals
4. Alterations, planning, and building control
5. Guarantees and warranties
6. Insurance
7. Environmental matters
8. Rights and informal arrangements
9. Parking
10. Other charges
11. Occupiers
12. Services
13. Connection to utilities and services
14. Transaction information

What is the SPIF?

The SPIF (Seller's Property Information Form) is an alternative property information questionnaire used by some conveyancers. Unlike the TA6, which is a single standardised document published by the Law Society, there is no single "official" SPIF. Different conveyancing firms, software providers, and professional bodies produce their own versions.

SPIFs are typically used by solicitors and licensed conveyancers who do not follow the Law Society Conveyancing Protocol. This includes:

• Licensed conveyancers regulated by the Council for Licensed Conveyancers (CLC), who follow the CLC's own code of conduct rather than the Law Society Protocol
• Solicitor firms that have chosen to use bespoke forms integrated with their case management software
• Online conveyancing platforms that have developed their own digital questionnaires

The SPIF covers broadly the same ground as the TA6 — boundaries, disputes, alterations, services, environmental matters, and so on — but the structure, wording, and level of detail may differ.

Key differences between the TA6 and SPIF

Does it matter which form you use?

For the seller, the practical difference between the TA6 and SPIF is usually minimal. Both forms ask you to provide the same core information about your property. The important thing is that you answer every question honestly and completely, regardless of which form you are given.

However, there are some practical considerations:

The buyer's solicitor may prefer the TA6

Because the TA6 is the standard form used under the Law Society Protocol, most buyer's solicitors expect to receive one. If they receive a SPIF instead, they may need to spend additional time reviewing it to check that all the standard TA6 questions have been covered. If they identify gaps, they will raise additional preliminary enquiries to fill them, which adds time to the process.

CQS-accredited solicitors follow the Protocol

Solicitors who hold the Law Society's Conveyancing Quality Scheme (CQS) accreditation are required to follow the Conveyancing Protocol, which means they must use the TA6. If your solicitor is CQS-accredited (and most reputable conveyancing firms are), you will automatically receive a TA6. If your solicitor gives you a SPIF, it may be worth checking whether they hold CQS accreditation.

Material information requirements overlap

The National Trading Standards Estate and Letting Agency Team has published guidance on material information in property listings. This guidance, which has been rolling out since 2022, requires disclosure of key property details such as council tax band, tenure, utilities, flood risk, and planning restrictions.

Both the TA6 and SPIF overlap significantly with these material information requirements. Completing either form thoroughly helps ensure that the property is being marketed with accurate information and reduces the risk of complaints or enforcement action under the Consumer Protection from Unfair Trading Regulations 2008.

Which form will your solicitor use?

Your solicitor decides which form to use, and in most cases you will not get a choice. The factors that determine the form include:

• Whether they follow the Law Society Protocol — If yes, they will use the TA6.
• Whether they are CQS-accredited — CQS firms must use the TA6.
• Whether they are a licensed conveyancer — Licensed conveyancers regulated by the CLC may use their own forms.
• Their case management software — Some digital conveyancing platforms have built-in questionnaires that function as SPIFs.

If you have a preference, you can ask your solicitor which form they use when you instruct them. For more on choosing a solicitor and understanding their processes, see our guide to property information form tips.

What to do if the buyer's solicitor objects

Occasionally, a buyer's solicitor will receive a SPIF and request that the seller provide a TA6 instead. If this happens, your solicitor will usually handle it in one of two ways:

1. Provide a TA6 — If the SPIF answers contain all the necessary information, your solicitor may simply transfer the answers into a TA6 format. You should not need to complete the form again from scratch.
2. Respond to supplementary enquiries — Rather than switching forms, your solicitor may answer the buyer's solicitor's additional questions individually. This achieves the same result but can be more time-consuming.

In either case, the underlying principle is the same: the buyer is entitled to the same information regardless of which form is used. Your duty as a seller is to provide honest, accurate answers.

Practical tips

1. Do not worry about the form name — Whether you complete a TA6 or SPIF, the information you provide is what matters.
2. Answer every question thoroughly — Regardless of which form you use, a thorough answer reduces follow-up enquiries.
3. Gather your documents before you start — Both forms require supporting documents such as planning permissions, building regulations certificates, and guarantee paperwork.
4. Ask your solicitor about the Protocol — If efficiency matters to you, choosing a CQS-accredited solicitor who follows the Law Society Protocol means the buyer's solicitor will receive the standard TA6 they expect.
5. Complete the form early — Whether TA6 or SPIF, filling it in before you list your property removes one of the biggest bottlenecks in the sale process.

Sources

• Law Society of England and Wales — Property Information Form (TA6), 4th edition, 2020
• Law Society Conveyancing Protocol, 5th edition — lawsociety.org.uk
• Law Society — Conveyancing Quality Scheme (CQS): lawsociety.org.uk/en/topics/conveyancing/conveyancing-quality-scheme
• Council for Licensed Conveyancers — Code of Conduct: clc-uk.org
• National Trading Standards Estate and Letting Agency Team — Material Information in Property Listings guidance: ntselat.gov.uk
• Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
• Gov.uk — Buying or selling your home: overview
• UK Finance Mortgage Lenders' Handbook — ukfinance.org.uk

Frequently asked questions