Upfront Information Packs: What Sellers Need to Know

The home buying and selling process in England and Wales is widely criticised for being slow, opaque, and prone to collapse. One of the central problems is that key information about the property — its legal status, physical condition, and potential issues — only emerges after an offer has been accepted. By that point, both parties have invested time and money, and discovering problems leads to renegotiation, delays, or the sale falling through entirely.

Upfront information packs are proposed as the solution. The idea is simple: sellers gather and provide key property information before marketing, so buyers know what they are getting from the start. This guide explains what upfront packs are, what they would contain, how they differ from the old HIPs scheme, and what sellers can do now.

What would an upfront information pack contain?

Proposals vary, but most versions of an upfront information pack include:

Legal and title information

• Official copies of the title register and plan from HM Land Registry
• Title deeds and any supplementary documents (restrictive covenants, easements, rights of way)
• Leasehold information (if applicable) — remaining lease term, ground rent, service charges, management company details

Property forms

• TA6 Property Information Form — covering boundaries, disputes, alterations, services, environmental matters, rights and informal arrangements, and other property-specific information. See our guide on TA6 and survey disclosure obligations.
• TA7 Leasehold Information Form (if applicable)
• TA10 Fittings and Contents Form — what is included in the sale

Searches

• Local authority search — planning history, building regulations, road schemes, conservation areas
• Environmental search — contaminated land, flood risk, ground stability
• Water and drainage search — connection to mains water and sewerage
• See our guide on property searches explained for more detail on what each search covers.

Energy and condition

• Energy Performance Certificate (EPC) — already a legal requirement before marketing
• Property condition information — this could range from a basic condition questionnaire to a full vendor survey

Supporting documentation

• Building regulations completion certificates for any alterations
• FENSA certificates for replacement windows
• Gas safety certificates
• Electrical installation condition reports (EICR)
• Guarantees for damp-proofing, roofing, or structural work
• Planning permissions and listed building consents

How this differs from the old HIPs

Home Information Packs (HIPs) were introduced in England and Wales in 2007 and abolished by the Coalition Government in 2010. The comparison with modern upfront pack proposals is inevitable, but there are important differences:

The key lesson from HIPs is that upfront information works in principle — the problem was the implementation, cost, and the fact that the Home Condition Report was dropped, removing the most valuable component. Modern proposals address these issues with digital delivery, flexible scope, and broader industry support. For a comprehensive overview of how surveys fit into the selling process, see our seller's guide to property surveys.

Who is advocating for upfront packs?

Home Buying and Selling Group

The HBSG is the primary industry coalition pushing for reform. Its members include RICS, the Law Society, NAEA Propertymark, the Conveyancing Association, UK Finance, and several other professional bodies. They have published detailed proposals for upfront information packs and have been working with government to build the case for reform.

The Law Society

The Law Society has been a consistent advocate for more upfront information in property transactions. Their conveyancing protocol already encourages sellers to provide information as early as possible, and they have supported proposals for standardised upfront packs.

RICS

RICS has focused on the property condition element, advocating for mandatory seller surveys as a core component of any upfront information pack. They argue that condition information is the single most valuable piece of data for reducing fall-throughs and renegotiation.

Current voluntary adoption

While legislation has not been introduced, some parts of the industry are already moving towards upfront information voluntarily:

• Progressive estate agents encourage sellers to instruct a solicitor and begin gathering documents before marketing
• Upfront conveyancing services allow sellers to complete property forms, order searches, and prepare a draft contract pack before an offer is accepted
• Digital conveyancing platforms are making it easier to collect, verify, and share property information digitally
• Some sellers commission their own pre-sale surveys to provide condition information upfront

Benefits for sellers

Providing information upfront benefits sellers in several ways:

• Fewer fall-throughs. When buyers have full information from the start, they make better-informed offers and are less likely to withdraw when due diligence confirms what they already know. For more on the financial impact of collapsed transactions, see our guide on the cost of a sale falling through after survey.
• Faster completions. Much of the time between offer and completion is spent gathering information, raising enquiries, and waiting for search results. If this work is done before marketing, the post-offer process is significantly shorter.
• Stronger negotiating position. A seller who has prepared thoroughly — with complete forms, searches, and potentially a survey — is in a much stronger position than one scrambling to provide information after an offer.
• More committed buyers. Buyers who have access to full information before making an offer are self-selecting for commitment. They are less likely to get cold feet because they have already assessed the key facts.
• Reduced conveyancing costs. When information is provided upfront, there are fewer enquiries, less back-and-forth between solicitors, and fewer specialist reports needed. This can reduce overall conveyancing costs even though some costs are incurred earlier.

What sellers can do now

You do not need to wait for legislation to benefit from upfront information. Here is what you can do today:

1. Instruct a solicitor early. Choose your conveyancer before you market, not after an offer is accepted. This allows them to obtain title documents and begin preparing the contract pack.
2. Complete your property forms. Fill in the TA6, TA7 (if leasehold), and TA10 thoroughly and honestly. These forms are the foundation of the buyer's due diligence.
3. Order searches early. Consider ordering property searches before marketing. Search results are valid for several months and having them ready saves weeks later.
4. Consider a pre-sale survey. A vendor survey gives you condition information to share with buyers and reduces the risk of surprises.
5. Gather documentation. Collect building regulations certificates, FENSA certificates, gas safety records, electrical certificates, guarantees, and planning permissions.

Pine is designed to help sellers do exactly this — preparing all the key information before going to market so that the post-offer process is as smooth and fast as possible.

Frequently asked questions