2
Critical
3
Attention
5
Positive
Executive summary
This is a Victorian mid-terrace being sold at auction by the executors of the late owner. The freehold title is registered and clean, but there are two significant risks the buyer must understand before bidding. First, the pack contains a chancel repair liability that has not been insured against. This is a rare but potentially expensive obligation to contribute to the repair of the local parish church. Second, the buyer is required to reimburse the seller's fees of £4,800 on completion, which is not reflected in the guide price. The lease of the ground-floor commercial unit is on standard terms with 3.5 years remaining. Local searches are up to date. Overall this is a workable purchase but budget for the buyer fees and consider chancel indemnity insurance before completion.
Top actions before you bid
- 01Obtain a chancel repair indemnity insurance quote (~£40–£150 one-off).
- 02Add the £4,800 buyer's fee to your maximum bid calculation.
- 03Ask your solicitor to confirm the commercial tenant is up to date on rent.
- 04Verify EPC E rating will be legal for buy-to-let by April 2028.
- 05Confirm the executors' Grant of Probate is dated and complete.
Section-by-section
The property is registered freehold with no undischarged charges or restrictions. Title absolute. The executors have provided a certified copy of the Grant of Probate dated 12 September 2025.
“Registered proprietor: The Executors of Doris May Whitmore, deceased.”
Do this:Standard due diligence only.
The special conditions require the BUYER to pay the seller's solicitor's fees of £4,000 plus VAT (£4,800 total) on completion. This is on top of your winning bid. If you win at guide price, your actual purchase cost is £124,800, not £120,000.
“The Buyer shall on completion reimburse the Seller the sum of £4,000 plus VAT in respect of the Seller's legal fees.”
Do this:Deduct £4,800 from your maximum bid, or walk away.
A CON29 search reveals the property is within a historic parish that retains a chancel repair liability. This means the owner may be legally required to contribute to repair of the parish church chancel. The seller has NOT taken out indemnity insurance. Uninsured, this could cost thousands.
“The property is subject to a potential Chancel Repair Liability under the Chancel Repairs Act 1932.”
Do this:Get a chancel indemnity quote before the auction (typically £40–£150 one-off).
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This sample is fictional. Property names, dates and clauses are for illustration only.