What is a Report on Title? A Comprehensive Guide for Property Buyers

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Last Updated: 09/03/2026

9 min read

When buying a property in England & Wales, the Report on Title is the most critical document a solicitor produces for their client. In a conveyancing process that has taken weeks to get to this point, the solicitor provides a comprehensive overview of the property's legal "health" before you move to the exchange of contracts.

The report doesn't state whether you should or shouldn't buy a property. The purpose of the Report on the Title is to highlight risks and facts about the property so you can decide whether to buy it.

Before your solicitor can complete their report on your title, they'll need to have received responses to the legal enquiries and your property searches.

In this article

What exactly is a report on title?

A Report on Title is a comprehensive legal document prepared by your solicitor or conveyancer that provides a definitive summary of the property’s legal standing. Its primary purpose is to finalise the investigation of the title and advise you on any risks or obligations associated with the purchase before you commit to an exchange of contracts.

This document contains information from the Land Registry, results from local authority enquiries, and responses to pre-contract legal enquiries to confirm that the seller has the legal right to sell and that there are no "hidden" issues, such as:

Type of title ownership from Absolute to Possessory title.
Restrictive covenants.
Third-Party Easements such as Rights of Way or Right of Light.
Unresolved financial charges.
Restrictions affecting the land/property's use by you.
Parking and access to your land.
Environmental matters such as contaminated land or flooding.
Council matters such as registered building control works, planning permission, Highways, or Community Infrastructure Levy.
Location-specific searches such as Coal Mining and Radon.
Leaseholder & freeholder obligations, Building Safety Act implications, lease term, or major work plans.

These types of issues could diminish the property's value or restrict your future use of it. Essentially, it is your legal "safeguard," ensuring you have a full understanding of what you are buying and that the title is "good and marketable" for both you and your mortgage lender.

What documents are supplied with a report on title?

As this is the final stage for the solicitor to the buyer before you move to exchange, the solicitor or conveyancer will also supply you with documents for signing, and other supporting documents including:

Contract of Sale	The contract of sale is signed by the buyer and does not require a witness. It confirms: Full names of seller/s Full names of buyer/s Full Purchase Address Title Number/s Purchase Price Payments for Chattels Deposit Any special conditions for the sale If any information is incorrect within the sale contract, you can still sign the contract and return it to your solicitor, and they will "hand amend" to correct the error. As the contract is drafted by the seller, you can request that they correct the error, but there is no need, and doing so will waste time (normally 3 to 5 working days).
Title Plan	The seller's solicitor provides a copy of the title plan. This is the boundary of your property, and you should ensure the boundary matches the physical boundary of your property.
Property Searches	The property searches the buyer pays for are provided and should be read alongside the solicitor's report. The most common searches are: Local Authority Search. This is the most critical search. It confirms whether the property is a listed building, sits in a conservation area, or is subject to a tree preservation order. It also reveals if there are any planned major road schemes nearby that could cause noise or affect property value. Most importantly, it verifies that all extensions or alterations have the necessary planning permissions and building regulation approvals. Drainage and Water Search. This search confirms whether the property is connected to a public sewer and mains water supply. A significant "red flag" here would be if a public sewer runs directly under the property; if so, your solicitor must confirm there is a "Build Over Agreement" in place with the water company. Without this, the water provider could technically dig up your floor to access the pipes. Environmental Search. This identifies whether the land was previously used for industrial purposes, which could lead to "contaminated land" issues. Under UK law, if the original polluter cannot be found, the current owner may be liable for remediation costs. It also assesses the risk of flooding, ground stability (subsidence), and the presence of radon gas. Chancel Repair Search. A unique quirk of English law, this search checks if the property is located within a medieval "tithe" area, which might make the owner liable for the cost of repairs to the local parish church. While rare, the costs can be substantial, often requiring your solicitor to arrange indemnity insurance as a standard precaution. If you are a cash buyer, you can avoid buying searches; however, your solicitor will ask you to sign a No Search Waiver.
TR1 Form	The Land Registry TR1 Form is signed and witnessed. Full names of seller/s Full names of buyer/s Full Purchase Address Title Number/s Purchase Price Title Ownership if jointly purchasing - Tenants in Common or Joint Tenants Restrictions to apply to the title The TR1 is drafted by the buyer's solicitor, so if there are any errors, they cannot hand amend and must correct the document.
Stamp Duty Land Tax (SDLT) Form	The SDLT Form is completed for any property purchase with consideration (purchase price) over £6,000. This is just signed by the buyers, and it isn't witnessed. Use our free Online Stamp Duty Tax Calculator.
Mortgage Deed	The mortgage deed is signed and needs a witness. The mortgage deed should also include a Mortgage Report confirming the mortgage details.
Deed of Trust	When buying with someone as tenants in common, you do so normally with a deed of trust to protect your interests in the property. This deed is signed and witnessed.
Deed of Covenant	When buying a leasehold, you sometimes need to sign a Deed of Covenant. This deed is signed and witnessed.
Completion Statement	Your completion statement itemises the purchase price along with the other costs of the purchase.
Solicitor Bank Account Details	Your solicitor will send bank account details by post, or through their online App. This allows you to pay your deposit for exchange of contracts, and the balance to complete the day before the completion date. This is to prevent email scams from hackers

Expert Tip - Don't just sign the documents, read the report

Many buyers don't read the report on the title and simply sign and return their documents. Missing a significant issue in the report can cause real problems in the future, especially when you come to sell, as your buyer is likely to pick up on it.

You should read the report in full and ask further questions if you are unsure of any of the facts stated.

Andrew Boast FMAAT

CEO of SAM Conveyancing

How long does a report on title take to create?

The report should take no longer than 5 working days once the enquiries are satisfied; however, this is normally due to the clients who are already in the pipeline. The actual report, when drafted, will only take your solicitor 3 hours to create, along with the SDLT Form.

What critical things should you look for in your report?

When reviewing a report on title, certain "red flags" should immediately prompt further enquiries and careful consideration before you finalise the purchase. These legal issues often indicate that the property has a "defective title" or hidden liabilities that could affect its future resale value, your ability to secure a mortgage, or your enjoyment of its use.

The most common red flags involve restrictive covenants that prevent reasonable alterations, or missing building regulation completion certificates for structural work like loft conversions or extensions. Furthermore, solicitors will look for a lack of legal easements, such as a property that is "landlocked" without a formal right of way over a private road, or the presence of Chancel repair liability, which could lead to unexpected financial demands from the local parish.

If your solicitor identifies these issues, they will typically recommend Title Indemnity Insurance as a workaround; however, you must ensure your mortgage lender is satisfied with this solution before proceeding to exchange.

Red Flag	Impact on the Buyer	Potential Solution
Red Flag Absence of Planning/Building Regs	Impact on the Buyer Risk of local authority enforcement action or structural safety issues.	Potential Solution Retrospective consent or Indemnity Insurance. The cost for these should be passed on to the seller.
Red Flag Flying Freehold	Impact on the Buyer Part of the property hangs over or under another owner’s land (common in terraced houses).	Potential Solution Specific deed of covenant or lender-approved indemnity and building insurance.
Red Flag Unresolved Charges/Debts	Impact on the Buyer You could inherit the seller’s secured debts if the title isn't cleared.	Potential Solution Solicitor ensures "undertakings" are in place to discharge the mortgage, but beware of sellers who may be in negative equity.
Red Flag Onerous Leasehold Terms	Impact on the Buyer Doubling ground rents or high service charges that make the flat "unsaleable."	Potential Solution Lease extension or a Deed of Variation to change the terms.
Red Flag Adverse Possession Claims	Impact on the Buyer A third party claiming they have a right to a portion of your garden or land.	Potential Solution Sworn Statutory Declarations or boundary adjustments.

Checklist

The buyer’s final review checklist

Before you notify your solicitor that you are happy to proceed to exchange, tick off these essential points:

Boundaries: Have you compared the Land Registry title plan (usually outlined in red) to the physical boundaries you saw during your viewing? Do they match exactly?
Rights of Way: Does anyone else have a right to cross your land (an easement), or do you rely on a neighbour’s driveway to access your garage?
Restrictive Covenants: Are there rules preventing you from parking a caravan on the drive, running a business from home, or painting the exterior a certain colour?
Planning & Building Regs: For any extensions or converted garages, has the solicitor confirmed that both Planning Permission and Building Regulations Completion Certificates are present?
Chancel Repair & Indemnity: If a risk of Chancel repair or a "defect in title" was found, has a quote for an indemnity insurance policy been provided?
Fixtures and Fittings: Does the "Fittings and Contents" list match what you discussed with the seller? (e.g., are they taking the garden shed, the integrated appliances, or the curtains/poles?)
Leasehold Terms: If buying a flat, have you checked the remaining years on the lease? (Anything under 85–90 years should be a major concern).
Service Charges & Ground Rent: Are you clear on the exact annual costs and, crucially, how often and by how much the ground rent increases?

What happens after you receive your Report on Title?

Once your solicitor has finalised the legal enquiries, they will begin preparing to exchange contracts. This includes bankruptcy checks, priority searches, certificates of title to draw down mortgage funds and much more.

Your Next Step in the Conveyancing Process:
Preparing for Exchange of Contracts

Written by: Andrew Boast

Andrew started his career in 2000 working within conveyancing solicitor firms and grew hands-on knowledge of a wide variety of conveyancing challenges and solutions. After helping in excess of 50,000 clients in his career, he uses all this experience within his article writing for SAM, mainstream media and his self published book How to Buy a House Without Killing Anyone.

Reviewed by: Caragh Bailey

Caragh has written extensively for SAM with expertise on sale and purchase conveyancing, the Help to Buy redemption process, equity transfers and deeds, leasehold reform, RICS home surveys, shared ownership, and independent legal advice for specialist mortgage products and ownership structures.

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