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UK Auction Checklist

Tick off every critical check before you bid at auction. 10 sections covering legal, financial, and physical due diligence. Progress is saved automatically.

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Legal Pack Review

Confirm the pack is complete and legible

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Let AI review the legal pack for you Upload your ZIP or PDF and LegalPack AI reads it like a cautious solicitor — flagging risks, missing docs and hidden costs in seconds.

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Legal pack is available — the pack has been released by the auctioneer and you have downloaded it in full. ⚠ High Risk All documents are legible — no scanned pages are blurry, cut off, or unreadable. Solicitor's report on title (if provided) has been read and understood. No last-minute addendum — checked the auctioneer's website on the day of the auction for any late addenda or amendments to the pack. ⚠ High Risk Missing documents identified — noted any documents listed in the index but not included, and obtained or requested them. Pack reviewed by a solicitor — a qualified UK conveyancing solicitor has reviewed the full pack before the auction date. ⚠ High Risk

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Title Checks

Ownership, restrictions and burdens on the title

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Title is registered at HM Land Registry. If possessory or qualified title, understand the implications for mortgageability and resale. ⚠ High Risk Seller has legal authority to sell — confirmed the seller is the registered owner or has authority (e.g. executor, administrator, receiver, mortgagee in possession). Restrictive covenants reviewed — any covenants restricting use, extension, or development have been identified and assessed for relevance to your plans. ⚡ Medium Rights of way and easements checked — any third-party rights over the property (access, drainage, utilities) are understood. Chancel repair liability assessed — indemnity insurance obtained if chancel repair risk is present. ⚡ Medium Overriding interests identified — aware of any interests that bind you even if not on the register (e.g. occupiers' rights, prescriptive easements). Adverse possession risk assessed — no indication that a third party could claim ownership of any part of the property through long use.

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Special Conditions of Sale

Hidden costs and obligations in the contract

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Special conditions read in full — every special condition has been read, not just skimmed. Solicitor has confirmed understanding of each one. ⚠ High Risk Completion period confirmed — standard is 20 business days; any shorter or longer deadline is noted and finance is in place to meet it. ⚠ High Risk No unusual obligations on the buyer — no conditions requiring the buyer to carry out works, pay outstanding bills, or take on third-party liabilities. ⚡ Medium Deposit amount confirmed — typically 10% of the purchase price, payable immediately on the fall of the hammer. Funds are available on auction day. Sold as seen / no warranties — understood that auction property is sold as seen with no vendor warranties on condition, planning, or services. Overage or clawback clauses — any clause requiring payment back to the seller on future development or sale has been identified and valued.

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Buyer Fees & Total Costs

All costs added on top of the hammer price

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Buyer's premium / administration fee — confirmed the auctioneer's buyer's fee (often £1,000–£5,000 + VAT or a % of the hammer price). Added to budget. ⚠ High Risk SDLT / stamp duty calculated — calculated at the hammer price including surcharges for additional properties. Funds available. Use SDLT Calculator → Legal / conveyancing fees budgeted — solicitor's fees for the purchase (typically £1,000–£2,500 + disbursements) are accounted for. Survey or valuation costs included — cost of any structural survey, RICS valuation, or specialist reports (asbestos, drainage) added to budget. Refurbishment budget estimated — realistic estimate of immediate works required, with contingency. Use a builder's quote where possible. ⚡ Medium Finance costs included — if using bridging or a mortgage, all arrangement fees, interest, and exit fees are in the total cost calculation. Maximum bid set and fixed — calculated a hard maximum bid using total costs, desired profit, and after-repair value. Will not exceed it at auction. Use Max Bid Calculator → ⚠ High Risk

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Searches & Environmental

Local authority, drainage, environmental and other searches

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Local authority search included — confirms planning history, enforcement notices, road proposals, and any charges registered against the property. ⚠ High Risk Water and drainage search included — confirms whether public sewers cross the land and whether the property is connected to mains water and drainage. ⚡ Medium Environmental search reviewed — no contaminated land, flood risk, or landfill within proximity that would affect value, insurability, or mortgage availability. Flood risk assessed — checked the Environment Agency flood map. If in a flood zone, confirmed insurance is obtainable at a reasonable premium. Mining or ground stability search — obtained if property is in a former mining area or a region with known subsidence risk (e.g. chalk, clay, former collieries). Searches are recent — any searches in the pack were obtained within the last 6 months. Older searches may not reflect current planning or enforcement activity.

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Planning & Building Regulations

Consents, compliance and permitted development

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Planning permission in place — any extensions, conversions, or changes of use have valid planning permission, and it has not lapsed. ⚠ High Risk Building regulations completion certificates — works completed in the last 12 years have a building regs completion certificate, or indemnity insurance is in place. ⚡ Medium No open enforcement notices — the local authority search shows no live planning enforcement notices or listed building consent breaches. Listed building or conservation area status — if the property is listed or in a conservation area, the additional restrictions on alterations are understood. ⚡ Medium HMO licence status checked — if buying as an HMO investment, confirmed whether a licence is in place, required, or will need to be applied for. Permitted development rights — confirmed whether PD rights have been removed by an Article 4 direction, which could affect refurbishment or conversion plans.

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Leasehold Checks

Lease length, ground rent, service charge and freeholder

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Lease length is sufficient — at least 85 years remaining after purchase. Below 80 years, lease extension becomes expensive; below 70 years, most mortgage lenders decline. ⚠ High Risk Ground rent reviewed — ground rent is not onerous (ideally peppercorn or under £250/year), does not double periodically, and does not trigger the Housing Act 1988 assured tenancy risk. ⚠ High Risk Service charge assessed — recent service charge accounts reviewed. Level is reasonable and no major upcoming works are planned that will result in a large section 20 notice. Freeholder / management company checked — the freeholder or managing agent is reputable, responsive, and there are no ongoing disputes. Lease extension viability confirmed — if lease is short, cost of extending has been estimated and factored into the maximum bid. Forfeiture and breach clauses reviewed — any unusual forfeiture conditions or restrictions on subletting, pets, or alterations in the lease are understood. Not applicable (freehold property) — tick this if the property is freehold and leasehold checks are not relevant.

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Finance & Mortgageability

Funding confirmed and lender acceptability checked

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Finance is in place and confirmed — either proof of cash funds, or a decision in principle / bridging facility letter is available before auction day. ⚠ High Risk Lender acceptability verified — if using a mortgage, the lender has confirmed they will lend on this specific property (construction type, tenure, condition). ⚠ High Risk Non-standard construction checked — if the property is timber frame, concrete, steel, or ex-council, aware that most standard lenders decline and specialist finance is required. ⚡ Medium Uninhabitable condition check — if the property lacks a functioning kitchen or bathroom, it may be classed as uninhabitable and unmortgageable until works are complete. Deposit funds available on auction day — 10% deposit (in cleared funds) is accessible on the day. Personal cheques are not accepted; bank transfer or debit card required. BTL stress test passed — if buying as a buy-to-let, rental income at market rate covers the mortgage at the lender's stress-test rate (usually 145% at 5.5%+).

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Occupancy & Tenancies

Vacant possession, sitting tenants and occupation rights

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Vacant possession or tenanted — confirmed — the special conditions clearly state whether the property is sold with vacant possession or subject to a tenancy. ⚠ High Risk Tenancy agreement reviewed — if tenanted, the full tenancy agreement has been read: rent, term, break clauses, and any arrears confirmed. ⚡ Medium Rent arrears status confirmed — if tenanted, confirmed whether the tenant is in arrears. Arrears do not transfer to the buyer automatically but can indicate a problem tenant. Protected or regulated tenancy risk — if property was rented before 1989, confirmed whether a regulated (Rent Act) tenancy exists, which significantly restricts possession and rent increases. Squatters or unauthorised occupiers — confirmed the property is not occupied by squatters or unauthorised persons. Understand the process to gain lawful possession if so. ⚠ High Risk Deposit protection status — if taking over an existing tenancy, confirm the tenant's deposit is held in a government-approved scheme; otherwise you inherit the liability.

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Insurance & Risk

Buildings insurance, structural issues and physical condition

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Buildings insurance arranged from exchange — at auction, exchange and completion often happen simultaneously (or within 28 days). Buildings insurance must be in place from exchange. ⚠ High Risk Property inspected in person — physically visited the property before auction day. Photos in the brochure can be misleading and condition problems are not always in the legal pack. ⚠ High Risk Structural survey obtained — an independent RICS-qualified surveyor has inspected the property and any structural issues are costed and factored into the maximum bid. ⚡ Medium Asbestos and hazardous materials — aware that properties built before 2000 may contain asbestos. Specialist survey obtained if any evidence of ACMs. Subsidence, damp and structural defects — no visible signs of subsidence, severe damp, or major structural cracking. If present, specialist reports obtained and repair costs estimated. Insurance is obtainable at a reasonable cost — buildings insurance is available for this property type, location, and condition at a cost that does not materially impact investment returns.

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Disclaimer: This checklist is for general guidance only and does not constitute legal or financial advice. Property auction purchases are legally binding from the fall of the hammer. Always instruct a qualified UK conveyancing solicitor before bidding. LegalPack AI accepts no liability for decisions made based on this checklist.

UK Auction Checklist

Don't bid blind — let AI read the legal pack

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