A surveyor reports on visible physical condition; a solicitor or conveyancer investigates title and documents. The report may identify matters for legal advisers but cannot resolve them. Sending focused points promptly helps the workstreams support one another.
In England and Wales, material legal enquiries should be resolved before exchange where practicable. Do not assume approval exists because work looks sound, or that approval proves current condition.
Alterations and approvals
Send references to extensions, loft conversions, removed walls, windows and other apparent changes. The conveyancer can request planning, building-control, freeholder and warranty evidence.
A surveyor may comment on visible performance but cannot certify concealed work or decide the legal effect of missing consent.
Rights and boundaries
Refer access arrangements, shared drains, retaining walls, party structures and apparent boundary discrepancies. Land Registry information can show tenure, covenants and easements, but the conveyancer interprets title.
Physical occupation and ownership do not always match. Avoid relying on rights without legal advice.
Leasehold matters
For flats, refer common-part condition, major repair and alterations. The conveyancer can investigate repair duties, service charges, reserve funds and building-safety information.
The surveyor cannot state who pays without the lease and management documents.
- Approvals and completion certificates.
- Guarantees and service records.
- Rights and shared services.
- Lease duties and major works.
- Insurance information.
Create clear enquiries
Quote the report section and state the document or confirmation requested. Send specialist results back where they affect legal enquiry.
Ask the conveyancer to explain unresolved risk before exchange. The surveyor should not provide legal advice.
Examples of useful cross-checking
If the report notes a loft conversion, the legal enquiry can seek planning status, building-control records and any necessary lease consent. If external cracking appears close to a shared drain, drainage records and a specialist inspection may be relevant. Where windows have been replaced, the conveyancer can ask for suitable installation evidence while the surveyor comments on visible condition and detailing.
Answers should be tested against what exists on site. A document referring to works at a different date or of a different extent may not resolve the point. Equally, missing paperwork does not by itself diagnose physical failure. Ask each professional to address the part within their expertise and have the conveyancer explain the legal options if evidence remains unavailable.
Create a closing list showing which enquiry has been answered, what evidence was received and which point remains open. Forward material late replies to the surveyor if they change an assumption about construction or repair responsibility. This is more reliable than treating the original report, produced before those documents were available, as the final word on every related matter.
Advice for your property
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Authoritative sources and further reading
The guide is general information, not property-specific, structural, legal, tax or financial advice. Source pages can change; consult the relevant professional for your circumstances.