What Is a Requisition on Title?

Most of the heavy lifting in a property sale happens before exchange of contracts. The pre-contract enquiries have been raised and answered, the searches have come back, the contract has been agreed, and both sides are ready to commit. But the legal process does not end at exchange. Between exchange and completion, the buyer's solicitor carries out a final round of checks -- and the main vehicle for those checks is the requisition on title.

If you are selling a property, requisitions are handled almost entirely by your solicitor. But understanding what they involve helps you anticipate any last-minute requests for information and avoid the kind of delays that can push back your completion date.

For a broader overview of the stages leading up to this point, see our guide on conveyancing enquiries and how sellers should respond.

What requisitions on title are

A requisition on title is a formal question raised by the buyer's solicitor, directed at the seller's solicitor, about a matter relating to the property's legal title or the mechanics of completion. The word "requisition" simply means a formal demand or request -- in this context, a request for information or confirmation.

Requisitions serve a specific purpose: they ensure that by the time completion day arrives, both sides have agreed exactly how the transaction will be finalised. This includes confirming that any mortgages or charges on the property will be paid off and removed from the title register, that the seller's solicitor holds authority to give undertakings on behalf of the seller, and that practical arrangements (such as key handover and vacant possession) are in place.

Unlike pre-contract enquiries, which can cover a vast range of topics about the property, its condition, and its history, requisitions are narrower in scope. They focus on the legal mechanics of completing the transaction rather than the underlying condition or history of the property.

When requisitions are raised

Requisitions on title are raised after exchange of contracts and before completion. In a typical residential sale, the timeline works as follows:

1. Exchange of contracts: Both parties are now legally committed to the sale. A completion date is fixed.
2. Requisitions sent: Shortly after exchange, the buyer's solicitor sends the TA13 form (Completion Information and Requisitions on Title) to the seller's solicitor.
3. Requisitions answered: The seller's solicitor completes the form and returns it, typically within a few working days. The Standard Conditions of Sale (5th Edition) require requisitions to be raised within six working days of exchange, and the seller must reply within four working days of receiving them.
4. Completion: Once both sides are satisfied, completion takes place on the agreed date. See our guide on completion day for a full breakdown of what happens.

In some transactions, particularly those with a simultaneous exchange and completion (where both happen on the same day), the requisitions may be dealt with in advance as part of the pre-completion preparations. Your solicitor will manage the timing based on the specifics of your sale.

The TA13 form explained

The standard form for requisitions on title in residential conveyancing is the Law Society's TA13 Completion Information and Requisitions on Title form. It combines two things: practical completion information (bank details, key arrangements, and so on) and formal requisition questions about the title.

The TA13 is structured into numbered sections. The table below summarises the main areas it covers and what the seller's solicitor needs to provide for each one.

The TA13 is a short form -- typically just a few pages -- but the information it captures is critical. Its use is standard practice under the conveyancing protocol, and without it, the buyer's solicitor cannot safely advise their client to complete.

Common requisition topics and how to handle them

While every transaction is slightly different, certain topics come up in almost every set of requisitions. Knowing what to expect helps you understand what your solicitor is doing on your behalf and what information they might need from you.

Mortgage discharge

The single most common requisition concerns the seller's existing mortgage. The buyer's solicitor needs to know that the seller's mortgage will be paid off from the sale proceeds on completion, and that the charge will be removed from the title register afterwards.

Your solicitor handles this by providing an undertaking -- a formal legal promise -- to discharge the mortgage on completion. They request a redemption statement from your lender (showing the exact amount needed to pay off the mortgage as at the completion date) and arrange for the funds to be sent directly to the lender from the completion monies. Once the lender confirms repayment, your solicitor submits a Form DS1 to the Land Registry to remove the charge.

If you have more than one mortgage or charge on the property, your solicitor will need to repeat this process for each one. For a detailed explanation of how completion funds are allocated, see our guide on completion statements.

Undertakings

Undertakings are legally binding promises made by a solicitor. In the context of requisitions, the seller's solicitor typically gives undertakings to:

• Discharge the seller's mortgage(s) from the sale proceeds
• Submit Form DS1 to the Land Registry to remove the charge
• Forward any title deeds or documents to the buyer's solicitor after completion
• Account for any surplus funds to the seller after all debts and costs have been paid

Solicitors take undertakings extremely seriously because failing to honour one can result in disciplinary action by the Solicitors Regulation Authority (SRA). This is one of the reasons buyers' solicitors insist on receiving undertakings -- they provide a high degree of assurance that post-completion matters will be dealt with.

Vacant possession

The buyer's solicitor will ask for confirmation that the property will be vacated by the time of completion and that no one else has an interest in the property by virtue of being in occupation. This is straightforward in most sales, but it can become complicated if the property is tenanted, if a family member or partner has a potential claim, or if the seller is part of a chain and their onward purchase is not yet confirmed.

Title discrepancies

Occasionally, a requisition may raise a matter that was not fully resolved during the pre-contract stage -- for example, a minor discrepancy in the title description, or an entry on the register that needs to be removed or explained. While most of these issues should have been dealt with earlier, they can sometimes carry over to the requisition stage. Your solicitor will address them in their response to the TA13, providing additional documentation or explanations as needed.

For background on how title issues are identified and reported in the first place, see our guide on the title information form.

Requisitions vs pre-contract enquiries: key differences

Sellers sometimes confuse requisitions on title with the pre-contract enquiries that happen earlier in the transaction. The table below sets out the main differences.

Understanding this distinction matters because it affects what can realistically be achieved at each stage. By the time requisitions are raised, the buyer is already committed. The questions are not about whether to proceed, but about how to proceed safely.

What happens if there is a problem

In most sales, requisitions are dealt with smoothly. The seller's solicitor completes the TA13, provides the necessary undertakings, and both sides move towards completion without incident. But problems can arise in certain situations.

The seller's mortgage cannot be redeemed on completion

If the sale price is not enough to cover the outstanding mortgage (known as negative equity), the seller's solicitor cannot give an undertaking to discharge the mortgage. In this case, the seller needs to make up the shortfall from other funds, or negotiate with their lender to accept a reduced amount. If this issue is not resolved before the requisition deadline, it can delay or prevent completion.

An old charge cannot be removed

Sometimes the title register shows a charge from a lender that no longer exists, or a second charge that the seller had forgotten about. If the charge cannot be discharged before completion, the seller's solicitor may need to obtain indemnity insurance or apply to the Land Registry for the entry to be removed. This can cause delays if it is not identified early.

The seller cannot give vacant possession

If a tenant, family member, or other occupier refuses to vacate the property by completion, the seller may not be able to comply with the vacant possession requirement in the contract. This is a serious issue that could give the buyer grounds to delay completion or, in extreme cases, rescind the contract and claim damages.

The common thread in all of these problems is that they are far easier to resolve if they are identified early. Sellers who work closely with their solicitor throughout the process -- and provide information promptly when asked -- are much less likely to encounter surprises at the requisition stage.

How sellers can prepare

Although your solicitor handles the requisitions process on your behalf -- and the work is typically included in their standard solicitor fees -- there are practical steps you can take to ensure everything goes smoothly.

• Provide mortgage details early: Give your solicitor your mortgage account number and lender details as soon as you instruct them. This allows them to request a redemption statement well in advance of completion.
• Disclose all charges on the property: If you have a second mortgage, a secured loan, or any other charge on the property, tell your solicitor about it straight away. Surprises at the requisition stage can be costly.
• Confirm occupation status: Let your solicitor know if anyone other than you (and your partner or spouse) is living at the property, or if any part of it is let to a tenant.
• Complete your forms accurately: The information you provide in the TA6 property information form and the TA10 fittings and contents form feeds into the overall picture your solicitor builds of the transaction. Accurate, thorough answers reduce the risk of issues surfacing late.
• Respond to your solicitor promptly: If your solicitor asks you a question during the requisitions process, answer it as quickly as you can. Even a few days' delay can push back completion.

How Pine can help

One of the reasons requisitions cause problems is that sellers start the legal preparation too late. When the contract pack is rushed, important details can be missed -- and those gaps only surface when the buyer's solicitor raises requisitions after exchange.

Pine helps sellers get ahead by starting the legal preparation before a buyer is even found. We guide you through the property information forms, help you order searches at near-trade prices, and build a solicitor-ready legal pack that reduces the chance of last-minute issues. When your solicitor receives requisitions after exchange, having a well-prepared file behind them means faster, cleaner answers -- and a completion that stays on track.

For more on how early preparation affects your timeline, see our guide on how long conveyancing takes.

Sources and further reading

• The Law Society -- Law Society Conveyancing Protocol (lawsociety.org.uk)
• The Law Society -- Transaction forms (TA series) including the TA13 (lawsociety.org.uk)
• HM Land Registry -- Official title registration and property information services (gov.uk)
• HM Land Registry -- Discharge of charges: Form DS1 (gov.uk)
• Solicitors Regulation Authority -- Guidance on undertakings (sra.org.uk)
• HomeOwners Alliance -- Selling process: a step-by-step guide (hoa.org.uk)
• Gov.uk -- Standard Conditions of Sale (gov.uk)

Frequently asked questions