What Documents Do Solicitors Need When Buying a House?

Buying a home in the UK is a major milestone, but it is also a legally complex process. One of the most important professionals involved in the purchase is the solicitor or licensed conveyancer, who carries out legal checks, handles contracts and ensures the transaction is completed correctly. Whether you are a first-time buyer or moving home, your solicitor will need a range of documents from you and other parties throughout the conveyancing process. Having these documents ready can help avoid delays and keep the purchase on track.

This guide explains the key documents solicitors require when buying a house in the UK, why each is important and what you should expect to provide or receive.

Proof of identity and source of funds

At the start of the transaction, your solicitor must confirm your identity to comply with anti-money laundering regulations. You will be asked to provide official photo identification such as a valid passport or UK driving licence. In addition, proof of address is needed, typically in the form of a recent utility bill, bank statement or council tax bill dated within the last three months.

If you are using savings, a gift or inheritance for the deposit or purchase, your solicitor will also need documents showing the source of those funds. This may include savings account statements, wage slips, a letter from a family member gifting funds or a copy of a will or probate document. If your deposit comes from a mortgage, the solicitor will require the official mortgage offer from your lender.

Mortgage offer and lender details

If you are buying with a mortgage, your solicitor will need a copy of the formal mortgage offer once it has been issued. This document outlines the amount being borrowed, the interest rate, repayment terms and any conditions. The solicitor acts on behalf of both you and the lender, and they must check that the mortgage terms align with the contract of sale.

Your solicitor will also receive instructions from the lender on when and how to draw down the mortgage funds and what conditions must be met before completion. This includes ensuring the property title is acceptable to the lender, that searches are clear and that any special terms are complied with.

Property information and title documents from the seller

The solicitor acting for the seller will provide a range of documents that your solicitor must review in detail. These include the Property Information Form (TA6), the Fittings and Contents Form (TA10) and the Leasehold Information Form (TA7) if the property is leasehold. These forms give details about boundaries, planning permissions, disputes, warranties, fixtures being included in the sale and ongoing charges or responsibilities.

Your solicitor will also receive copies of the title deeds or official title register from HM Land Registry. These documents show legal ownership of the property, any rights of way, restrictions or covenants and whether the title is freehold or leasehold. Your solicitor will check that the seller has the right to sell the property and that there are no legal issues which could affect your use or enjoyment of the home.

Search reports and enquiries

As part of the due diligence process, your solicitor will arrange a series of searches to uncover any hidden problems with the property or surrounding area. These include the local authority search, drainage and water search, environmental search and others where appropriate. The results of these searches are essential for both your legal protection and to meet your mortgage lender’s requirements.

Your solicitor may also raise specific enquiries with the seller’s solicitor based on the information provided. These could relate to boundary concerns, building works, planning consents or guarantees for installations such as windows or boilers. Replies to these enquiries become part of the contract file.

Draft contract and transfer deed

The seller’s solicitor will prepare a draft contract of sale, which your solicitor will review and negotiate as necessary. This sets out the purchase price, deposit amount, completion date and any special terms. Once agreed, both you and the seller will sign the contract ahead of exchange.

The transfer deed (TR1 form) is the legal document that transfers ownership of the property from seller to buyer. Your solicitor will ensure this is completed correctly and signed before submission to HM Land Registry after completion.

Buildings insurance documents

Once contracts are exchanged, the buyer becomes responsible for insuring the property, even though legal ownership does not transfer until completion. Your solicitor will ask for confirmation that buildings insurance is in place to take effect from the date of exchange. This is essential to protect your financial interest in the property in case of damage or loss before completion.

Completion statement and financial details

Before completion, your solicitor will send you a completion statement showing all the financial elements of the purchase. This includes the purchase price, deposit already paid, solicitor’s fees, Stamp Duty Land Tax, Land Registry fees and any remaining balance required. You must ensure cleared funds are transferred to your solicitor in time for completion day.

Your solicitor will also collect mortgage funds from your lender, transfer the purchase money to the seller’s solicitor and handle all financial aspects of the transfer.

Stamp Duty and Land Registry documents

After completion, your solicitor will submit the Stamp Duty Land Tax return to HMRC and pay any tax due on your behalf. They will also register your ownership with HM Land Registry and ensure the title is updated to show you as the new legal owner. You will later receive confirmation of this in the form of a digital title document.

If the property is leasehold, your solicitor may also need to notify the freeholder or managing agent and pay any notice fees.

Conclusion

When buying a house, solicitors require a wide range of documents to ensure the transaction is legal, secure and compliant with UK regulations. From verifying your identity and mortgage to reviewing the title and finalising the transfer, each document plays a crucial role in the process. While it may feel like a lot of paperwork, each step is designed to protect your investment and provide peace of mind. Being prepared and responsive to document requests can help your purchase progress smoothly and avoid unnecessary delays.