We read every page like a paranoid property solicitor — before you bid, not after.
Sale by lender under power of sale with no title guarantee. Transferee details blank — current owner cannot be verified.
Understand what you're actually buying before the hammer falls.
Catch deal-killing clauses and hidden costs before they wreck your margin.
Check mortgageability, lease terms and tenanting restrictions upfront.
Screen multiple lots fast and only present clean opportunities to clients.
Know exactly what you're taking on before committing serious capital.
Sellers and auctioneers are not obligated to make legal packs easy to understand. The risk falls entirely on you.
Legal packs drop 2–5 days before auction. A full solicitor review costs £500–£1,500 and takes time most investors don't have.
A typical pack is 80–300 pages. The clause that costs you £8,000 is on page 247 of the Special Conditions — not the summary.
Auction purchases are legally binding on the day. Discovering a short lease or missing certificate after bidding means you're committed regardless.
We don't just summarise. We translate every clause into what it actually means for your money.
Drop in the ZIP, PDF, or multiple files from the auctioneer. Any size — we handle them all, including 50MB+ bundles.
Our AI reads every document like a paranoid solicitor — title register, searches, special conditions, lease, and all attachments.
Risk level, investor verdict, confirmed costs, flagged clauses with exact source references — everything you need to decide.
Flags unadopted roads, planning enforcement, contaminated land, radon zones, TPOs and CPO schemes before you commit.
Catches seller legal fees, late completion penalties, VAT, indemnity insurance costs — only figures expressly stated in the documents. Zero guesswork.
Assesses lease length, title guarantee, and lender restrictions — instantly tells you if it's standard mortgage, bridging or cash only.
Identifies what's absent — missing title register, absent searches, no EPC — and explains the specific risk each gap creates.
Handles 30+ document ZIPs automatically. No upload limit. Built for real auction packs, not idealised samples.
Every report includes a personalised checklist of what still needs verifying. Actionable, not just informational.
From the £8,000 seller fee in Special Condition 2 to the unadopted road buried in Q2.1(a) of the CON29 — we read every line so you don't have to.
Every risk comes with a plain-English explanation, the exact clause reference, and a specific buyer impact so you can decide whether to bid — or walk away.
Every flag links back to the source document and exact clause. Not a summary — a traceable audit trail you can verify yourself.
Anonymised examples from real UK auction packs. These are the issues that derail purchases — after the hammer falls.
Buried in Condition 3.1 of a 180-page pack. Not mentioned in the guide price or auctioneer's description. Binding on exchange.
Transfer deed contained "no title guarantee" — meaning no mortgage lender would accept the title. Guide price made no mention.
Loft conversion evident from floor plan. No building regulations completion certificate provided or referenced. Indemnity required.
Land covenanted in 1934 — no building of any kind without consent of original vendor's estate. Enforcement risk is live.
Standard mortgage impossible. Extension cost estimated £15–22k before bidding. Ground rent review clause every 10 years.
Any planning uplift in value within 25 years triggers a payment to the seller. Not mentioned in the lot details.
Simple, transparent pricing. No hidden fees — we'd be embarrassed given what we do.
Every auction lot hides risks. Most investors find out after the hammer falls. Be the one who knew before.