Conveyancing enquiries, also called requisitions on title, are the formal written questions that the buyer's solicitor raises after reviewing the title documents, search results, and the seller's property information forms. They are one of the most variable stages of the conveyancing process in terms of timing, because the speed of their resolution depends on how quickly and completely the seller's solicitor and seller can provide answers.

What Enquiries Cover

Enquiries address any matters arising from the title investigation and searches that need clarification or supporting documentation before the buyer's solicitor is satisfied that good title can be transferred and the property is free of issues that would affect the buyer's use or enjoyment of it. Typical enquiries cover planning permissions and Building Regulations certificates for any works carried out, completion of building works or extensions, outstanding notices from the local authority, boundary disputes or questions, restrictive covenants and whether they have been complied with, guarantees and warranties for any works, and any number of other property-specific issues raised by the searches or documents.

Typical Timescales

Once the buyer's solicitor has reviewed the title and raised enquiries, the seller's solicitor typically sends the enquiries to the seller for answers to those that are not purely legal in nature. The time taken for the seller to respond depends on how accessible they are, how well they understand the questions, and whether any supporting documents need to be obtained from third parties such as councils, warranty providers, or insurers.

In straightforward transactions with an organised and responsive seller, enquiries can be resolved within two to three weeks of being raised. In transactions where the seller has difficulty finding documents, where third parties need to be contacted for responses, or where significant issues arise that require negotiation or specialist advice, the enquiries stage can extend to four to eight weeks or more.

What Causes Delays

The most common causes of delayed enquiry responses include sellers who cannot locate Building Regulations certificates or planning permissions for works, sellers who do not understand the questions and need them explaining by their solicitor before they can respond, issues with warranties that require the warranty provider to be contacted, unregistered legal charges or restrictions that need to be resolved, and complex title issues such as missing title deeds or boundary disputes that require legal investigation.

Raised Enquiries vs Outstanding Enquiries

It is worth distinguishing between enquiries being raised and enquiries being outstanding. Enquiries are typically raised within one to two weeks of the buyer's solicitor receiving the title pack. Their resolution can take a further two to six weeks depending on the factors above. The total time from instructing solicitors to being ready to exchange contracts is typically eight to twelve weeks in a straightforward transaction, with enquiries being one of several concurrent processes alongside the mortgage valuation and searches.

Summary

Enquiries are raised by the buyer's solicitor after reviewing the title and searches and typically take two to six weeks to resolve, depending on the responsiveness of the seller and whether any issues need to be investigated further. Complex title issues or missing documents can significantly extend this period. Sellers who prepare documentation in advance and respond promptly give their transaction the best chance of proceeding efficiently through the enquiries stage.