Sample review — for illustration only
Legal pack review — [REDACTED] property, London
- Title number
- [REDACTED]
- Address
- [REDACTED]
- Seller
- [REDACTED] LLP
- Guide price
- £215,000
- Tenure
- Freehold
- Pack pages reviewed
- 312
Executive summary
A workable freehold investment lot with a strong retail covenant, but three material risks that a solicitor should resolve before exchange. Total additional costs above the guide are meaningful and should be factored into your maximum bid.
Title & tenure
- POSITIVE
Freehold title, absolute class — clean root of title with no cautions or restrictions on disposition.
- NOTE
Historic right of way benefiting the neighbouring property recorded in the charges register (1978). Low practical impact but should be disclosed to any lender.
- RISK
No indemnity policy in place for the missing 1994 conveyance referenced in the epitome of title. Buyer's solicitor should insist on one pre-completion.
Retail lease (ground floor)
- POSITIVE
10-year FRI lease to a national covenant, 4 years unexpired, rent £18,500 p.a. paid quarterly in advance. Rent deposit of £4,625 held.
- NOTE
Break clause at year 7 exercisable by tenant on 6 months' notice — tenant did not exercise.
- RISK
Landlord's repairing obligations for the roof are ambiguous under clause 4.3. Potential dilapidations dispute at lease end.
Residential tenancies (flats A & B)
- POSITIVE
Flat A — AST, 12 months, £950 pcm, deposit protected with DPS. Rent up to date.
- RISK
Flat B — periodic tenancy since 2019, no gas safety certificate on file, no EPC provided. Section 21 unlikely to be enforceable until remedied.
- RISK
No evidence of How to Rent guide having been served on Flat B tenant.
Special conditions of sale
- RISK
Buyer to pay seller's legal fees of £1,500 + VAT on completion.
- RISK
Buyer to reimburse seller's search pack cost of £395 + VAT.
- NOTE
Completion 20 working days from exchange (auction date). Deposit 10% payable on the fall of the hammer.
- RISK
Buyer contribution to boundary fence reinstatement — £750 fixed charge payable on completion.
Searches & environmental
- POSITIVE
Local authority search clean — no adverse entries, no planning enforcement notices.
- NOTE
Drainage & water — property connected to mains foul and surface water. Public sewer within 3m of building line.
- RISK
Environmental report flags a former petrol filling station 80m to the north-east. Phase 1 environmental recommended before exchange.
Additional costs to budget for
| Special condition — seller's legal fees | £1,500 + VAT |
| Special condition — search pack reimbursement | £395 + VAT |
| Boundary fence reinstatement (fixed) | £750 |
| Recommended Phase 1 environmental report | ~£450 + VAT |
| Estimated SDLT (based on £215,000 guide) | £8,050 |
| Missing conveyance indemnity policy | ~£120 one-off |
Pre Purchase Checklist
- •R1 — Instruct solicitor to obtain missing conveyance indemnity before exchange.
- •R2 — Flat B: request gas safety certificate, EPC and How to Rent proof from seller.
- •R3 — Commission Phase 1 environmental report given nearby former filling station.
- •R4 — Confirm SDLT band and higher-rate applicability with your accountant.
- •R5 — Have cleared funds (10% deposit + buyer's premium) available on the day.
- •R6 — Read the addendum on auction day — special conditions frequently change late.
Disclaimer: This sample review is illustrative only. Property details, addresses and parties have been redacted or fictionalised. ClauseFlow reviews are generated by AI and do not constitute legal advice. Always instruct a solicitor before bidding or exchanging contracts. ClauseFlow is a trading name of JDB Ventures Ltd, registered in England and Wales.
Ready to review your own legal pack?
Upload your PDFs and get a structured review like this in 2–3 minutes.
Start my review