What should I declare when selling my home?

When selling your home in the UK, transparency isn’t just advisable—it’s a legal requirement. The process of selling property involves several key declarations that you, as the seller, must make to potential buyers. These declarations are critical to avoid future disputes and legal challenges. Misrepresentations, whether intentional or accidental, can lead to serious legal consequences under the Consumer Protection Regulations and the Misrepresentation Act.

This article aims to guide you through the essential disclosures you need to make, focusing on answering the crucial question: “What should I declare when selling my home?” Understanding what constitutes a “material fact” and why such transparency is critical will help ensure a smooth sale. By understanding and complying with these requirements, you ensure that both you and the buyer can proceed with confidence and security.

When selling a home in the UK, there are specific legal frameworks designed to protect buyers and ensure that sellers provide all necessary and truthful information about the property. Understanding these regulations is crucial for any seller to avoid potential legal issues.

The consumer protection from unfair trading regulations 2008 (CPRs)

The CPRs are designed to prevent unfair, misleading, or aggressive trading practices. In the context of selling a property, this means that sellers must not leave out important information, give false or misleading information, or engage in any practice that distorts the decisions of the average consumer. A failure to disclose significant issues or defects in the property could be seen as a breach of these regulations, potentially leading to action by Trading Standards and compensation claims from the buyer.

The misrepresentation Act 1967

Under the Misrepresentation Act, a seller is responsible for any untrue statements made during the property transaction that induce the buyer to make a purchase. If a buyer finds that they were misled about the property, they may claim damages or, in some cases, rescind the contract altogether.

Defining “Material Facts”

Material facts are details about a property that, if known, would influence the decision of a reasonable buyer to purchase at a certain price or, indeed, to purchase at all. These can include structural defects, a history of subsidence, ongoing disputes with neighbours, or anything else that might affect the property’s value or desirability. The obligation to disclose material facts exists to ensure that the buyer has a realistic understanding of what they are purchasing.

By adhering to these legal obligations, sellers can help safeguard themselves against future disputes and ensure a fair and transparent transaction process. Proper disclosure is not just a legal duty but also a moral obligation that facilitates trust and confidence in the property market.

Mandatory disclosures when selling your property

When selling a property in the UK, certain disclosures are mandatory. Failure to provide this information can lead to severe consequences, including legal disputes and financial penalties. Here’s what you must be prepared to declare:

Structural issues

Sellers must disclose any known structural problems with the property. This includes issues like subsidence, which can significantly affect the property’s integrity and value. Other structural concerns might involve roof conditions, damp problems, or foundation weaknesses. Disclosing these issues upfront can prevent legal repercussions and ensures the buyer is fully aware of the property’s condition.

Alterations and extensions

If you’ve made any modifications or added extensions to your property, these must be declared, especially if they were done without the necessary planning permissions or building regulations approval. This includes conservatories, loft conversions, and any structural changes. Potential buyers need to be aware of these alterations, as unapproved modifications can lead to complications with insurance, mortgages, and future selling.

Neighbour disputes

Any disputes or issues with neighbours that could impact the new owner’s enjoyment of the property need to be disclosed. This includes boundary disputes, shared access rights, or any history of formal complaints (such as noise or pet disturbances). Failure to disclose such disputes can lead to legal claims against you after the sale.

Local developments

Information about planned or current local developments that might impact the property’s environment or value should also be shared. This could include new transportation links, housing developments, or commercial buildings. Such developments can affect the property’s desirability, potentially altering its market value.

Other considerations

Financial claims: If there are any known financial encumbrances or liens against the property, such as those from local councils or utility providers, these must be disclosed.

Services: Details about the working condition and safety of essential services, including heating, electrical systems, and plumbing, need to be clear.

Environmental risks: Sellers should disclose if the property is in a flood-risk area or has been affected by other environmental issues like radon gas or landfill proximity.

Ensuring that all these aspects are fully and honestly disclosed not only complies with the legal requirements but also builds trust with the potential buyer and smoothens the selling process.

The TA6 form

The TA6 form, also known as the Property Information Form, is a crucial document that sellers in England and Wales are required to complete during the property sale process. This form provides potential buyers with detailed information about the property, helping to ensure transparency and reduce the risk of disputes post-sale.

Overview of the TA6 form

The TA6 form is designed to cover all essential aspects of the property, from boundaries to disputes and from consents to services. Completing this form accurately is not just a legal obligation but also a vital part of the selling process, as it directly impacts the buyer’s decision-making.

Key sections of the TA6 form

Boundaries: Sellers must clarify who has responsibility for the boundaries of the property, including fences and walls.

Disputes: Any past or present disputes must be disclosed, whether they are with neighbours, local authorities, or others.

Complaints and notices: Any formal complaints or notices related to the property, whether from neighbours or local councils, must be disclosed.

Alterations: Details of any alterations or extensions made to the property need to be included, particularly noting whether necessary permissions were obtained.

Guarantees and warranties: Information on existing warranties or guarantees, such as those for windows, roofs, or damp proofing, should be provided.

Insurance: Any difficulties the seller has faced obtaining insurance for the property should be disclosed, as this could impact the buyer’s ability to secure coverage.

Environmental matters: This includes information on flooding, subsidence, and other environmental risks affecting the property.

How to answer the TA6 form

Honesty is key: Always provide truthful and complete answers to each question. If unsure about certain details, it’s better to state this uncertainty rather than omit information or guess.

Provide evidence: Where possible, attach documentation that supports your disclosures, such as receipts for repairs, planning permission documents, or correspondence regarding disputes.

Consult professionals: If you are uncertain about how to answer certain sections, consult a solicitor or conveyancer. Professional advice can help you avoid unintentionally providing misleading or incorrect information.

Importance of accurate completion

Filling out the TA6 form accurately is crucial to a successful property transaction. Misleading or incorrect information can lead to legal action from the buyer, including claims for compensation or even rescission of the sale. Therefore, the TA6 form should be approached with care and due diligence, ensuring all information is comprehensive and accurate to the best of the seller’s knowledge.

By thoroughly and honestly completing the TA6 form, sellers can provide clear and essential information to buyers, facilitating a smoother transition and minimising the risk of post-sale complications.

Common areas of confusion

Selling a property involves numerous details that must be accurately reported to avoid complications. Some areas often cause confusion among sellers due to either their complexity or misunderstanding of legal obligations. Here are some common points of confusion and how to handle them:


If your property has ever been affected by flooding, this must be disclosed. This includes not only natural flooding but also issues related to plumbing failures or other water-related damage. Many sellers assume that if the property hasn’t been flooded recently, it doesn’t need to be reported. However, any historical instances of flooding, as well as any preventative measures taken, should be mentioned as they can affect the property’s insurability and value.

Japanese knotweed

Japanese knotweed is an invasive plant that can cause significant damage to property structures and is expensive to remove. Legally, sellers are required to state whether their property is affected by Japanese knotweed. This includes not only current infestations but also previous occurrences and remediation efforts. It’s vital to be transparent about this issue, as failure to disclose can lead to legal claims for misrepresentation.


Properties built before the year 2000 might contain asbestos materials. Sellers should disclose the presence of any known asbestos in the property, including the location, condition, and whether it has been professionally assessed or removed. Asbestos can be a major concern for health and safety, and its presence can impact a property’s value and insurability.

Energy performance certificates (EPCs)

An EPC provides information about a property’s energy use and typical energy costs. A valid EPC is a legal requirement when a property is sold. Sellers sometimes overlook the need to update their EPC or assume that existing certificates from years prior are still valid. An EPC must be up to date to accurately reflect the current energy performance of the property.

Death in the property

In the UK, sellers are not legally required to disclose deaths that have occurred in the property unless specifically asked. However, if a death could materially affect the value of the property (such as a high-profile murder), it may need to be disclosed. Sellers should seek legal advice to understand their obligations in these sensitive cases.

Handling these common areas of confusion with care and transparency is crucial for ensuring a smooth transaction. Sellers should always seek professional advice when unsure about their disclosure obligations to prevent legal issues post-sale. This approach not only helps maintain the integrity of the property market but also protects sellers from potential future disputes.

The consequences of non-disclosure

When selling a property, failing to disclose certain information can lead to significant legal and financial consequences. Understanding these potential outcomes is crucial for sellers to appreciate the importance of complete and honest disclosures during the property transaction process.

If a buyer discovers that a seller has failed to disclose a material fact about the property, they may have grounds to take legal action for misrepresentation. This can result in the buyer seeking to rescind the contract, meaning the sale is reversed, or claiming damages where the buyer seeks compensation for losses incurred due to the undisclosed information. Legal proceedings can be costly and time-consuming, impacting both the financial and emotional well-being of the seller.

Loss of sale and reputation

Non-disclosure can lead to a loss of trust and potentially cause the sale to fall through. Even if the transaction completes, the buyer may later discover the undisclosed issues and seek legal remedies. This not only affects the immediate transaction but can also damage the seller’s reputation, particularly if they are a developer or involved in multiple property transactions. The property market relies heavily on trust, and reputational damage can have long-lasting effects.

Financial penalties

In some cases, regulatory bodies may impose fines and penalties on sellers who breach disclosure obligations, especially under consumer protection laws. These financial penalties are designed to act as a deterrent and reinforce the necessity of transparency in property transactions.

Case of undisclosed subsidence: A seller who failed to mention previous subsidence issues faced legal action when new subsidence appeared shortly after the sale. The buyer successfully claimed that the seller had knowledge of the prior issues, resulting in substantial compensation costs.

Case of concealed disputes: In another instance, a seller did not disclose ongoing disputes with a neighbour over a boundary. When the dispute escalated after the sale, the new owner took legal action, and the seller was liable for damages for non-disclosure.

These examples illustrate the serious consequences that can arise from failing to disclose important information about a property. Such outcomes highlight the necessity for sellers to fully understand their obligations and ensure all material facts are disclosed.

Best practices for avoiding non-disclosure issues

Thorough documentation: Keep and provide thorough records of all repairs, issues, and correspondences related to property disputes or problems.

Professional advice: Always consult with legal and real estate professionals to ensure that all potential disclosure requirements are fully understood and met.

Honesty and transparency: Approach the disclosure process with a commitment to honesty and transparency. Clear communication can prevent misunderstandings and build trust with potential buyers.

By adhering to these practices, sellers can mitigate the risks associated with non-disclosure and facilitate a smoother, more secure property transaction.

Tips for a smooth disclosure process

To ensure a smooth property sale and avoid the pitfalls of non-disclosure, sellers can adopt several best practices. Here are some tips to help sellers navigate the disclosure process effectively:

Gather comprehensive information

Conduct a thorough review: Before listing your property, conduct a detailed review of all relevant documents and physical aspects of the property. This includes past repairs, any issues with services, and documentation of renovations and permissions.

Create a comprehensive list: Compile a list of all items that might be considered material facts. Consider structural issues, disputes, changes made to the property, and any other relevant details that a buyer would want to know.

Consult professionals

Legal advice: Engage a solicitor or conveyancer early in the selling process. These professionals can offer specific advice on what needs to be disclosed according to current laws and regulations.

Surveyors and experts: For certain issues, like structural concerns or environmental hazards, consider consulting a surveyor or relevant expert. They can provide detailed reports that can be disclosed to potential buyers, ensuring accuracy and completeness of information.

Document everything

Keep records: Maintain clear and accessible records of all disclosures made and documents provided. This includes communications with potential buyers and the details shared during viewings and negotiations.

Provide written disclosures: Ensure all disclosures are provided in writing, ideally as part of the official documents such as the TA6 form. This helps prevent any misunderstandings and provides a clear record that disclosures were made.

Communicate openly and honestly

Be transparent: During viewings and discussions with potential buyers, be open about the property’s condition and history. Honesty helps build trust and can prevent disputes arising from unexpected discoveries after the sale.

Clarify uncertainties: If you’re unsure about certain aspects, disclose this uncertainty. It’s better to admit a lack of complete information than to provide incorrect details.
Pre-empt Potential Issues

Address known issues: If there are issues that could significantly impact the sale or future use of the property, consider addressing them before putting the property on the market. This could involve fixing structural problems or resolving disputes.

Set realistic expectations: Be clear with potential buyers about what to expect. If there are limitations or ongoing issues with the property, setting realistic expectations can help mitigate dissatisfaction post-sale.

By following these tips, sellers can ensure a more transparent and smooth selling process. This not only aids in achieving a successful sale but also minimizes the risk of legal repercussions and ensures peace of mind for both sellers and buyers.

In summary

Selling a home is a significant transaction that involves thorough preparation and transparency. As a seller in the UK, understanding and adhering to the legal obligations for disclosing important information about your property is crucial. This not only helps in conducting a fair and smooth transaction but also protects you from potential post-sale legal disputes and financial penalties.

Accurate and complete disclosures pave the way for trust and confidence between sellers and buyers, fostering a healthy property market. By taking the time to properly document and communicate all material facts about your property, you can avoid complications and ensure both parties are satisfied with the outcome. Remember, the integrity of the selling process not only reflects on you as a seller but also impacts your future in the real estate market.

We encourage all sellers to seek professional advice, stay organised with their documentation, and approach the selling process with honesty and diligence. This proactive approach can make a difference in achieving a successful sale and maintaining a positive reputation in the property market.


What exactly are ‘material facts’ in property sales?

Material facts are details about a property that could influence a buyer’s decision to purchase or the price they’re willing to pay. This includes structural issues, legal disputes, history of flooding, and any significant alterations to the property.

Do I need to disclose issues that have been resolved, like previous subsidence or damp?

Yes, even if issues such as subsidence or damp have been resolved, they must be disclosed. This is because the history of these issues may affect the buyer’s decision or the property’s future insurability.

What should I do if I’m unsure about certain information I need to disclose?

If you’re unsure about what to disclose, it’s best to consult with a solicitor or conveyancer. They can provide guidance based on current laws and ensure you don’t inadvertently omit important details

How important is the Energy Performance Certificate (EPC)?

The EPC is very important as it provides information on the property’s energy use and typical energy costs. It is legally required to have a valid EPC when selling a property, and it must be made available to potential buyers.

What happens if I don’t disclose known defects with the property?

Failing to disclose known defects can lead to claims of misrepresentation by the buyer. This could result in legal proceedings where you may be required to pay damages or even rescind the sale.

Can I sell my home if it has Japanese knotweed?

Yes, you can sell your home if it has Japanese knotweed, but you must disclose its presence. Failure to do so can lead to legal issues post-sale, as this plant is considered a significant problem due to its aggressive growth and the damage it can cause.

What are the consequences of not disclosing a neighbour’s dispute?

Not disclosing a neighbour dispute can lead to legal actions from the buyer if they inherit the dispute and believe it affects their use and enjoyment of the property. Transparency in such matters is essential.

Do I need to tell the buyer if someone died in the property?

 In the UK, there is no legal requirement to disclose deaths in a property unless asked directly. However, if the nature of the death could impact the property’s value (such as a widely known murder), it may be prudent to disclose this information.

How can I ensure all disclosures are done correctly?

Ensure disclosures are done correctly by thoroughly completing necessary forms like the TA6, consulting with your conveyancer, and providing complete and honest answers. Keeping good records and providing evidence where applicable can also help substantiate your disclosures.

What if I discover an issue after the property has been listed but before the sale completes?

If you discover a new issue after listing the property but before completing the sale, you should immediately inform the buyer through your solicitor. Updating your disclosures can help avoid future disputes and claims of misrepresentation.

Are there any exceptions to what needs to be disclosed when selling a property?

Generally, all material facts must be disclosed. Exceptions might apply to information that is considered common knowledge or irrelevant to the property’s value or functionality, but it’s safest to err on the side of disclosure or seek legal advice if unsure.

How long does the information on the TA6 form remain valid?

The information on the TA6 form should be current at the time of completion. If any changes occur that would affect the responses on the form, these should be updated and communicated to the potential buyer before the sale is finalised.

What should I do if I forgot to disclose something before completing the sale?

If you realise that you forgot to disclose something significant after the sale has been completed, it’s advisable to contact your solicitor immediately. Depending on the nature of the information, it may be necessary to address the issue legally to mitigate any potential claims from the buyer.

Is it necessary to disclose the presence of pests like rats or termites?

Yes, the presence of pests that could impact the property’s structural integrity or livability should be disclosed. This is considered a material fact that could significantly affect a buyer’s decision.

What about disclosing local crime rates or the quality of local schools?

While sellers are not typically required to disclose local crime rates or the quality of local schools, such information can be crucial for buyers. Buyers are encouraged to conduct their own research into local amenities and conditions.

Can a buyer sue for non-disclosure after the property sale has been completed for several years?

Yes, if a buyer discovers that the seller intentionally concealed material facts that affect the property’s value or use, they may be able to sue for non-disclosure, even years after the sale, depending on the severity of the issue and the laws pertaining to property sales and misrepresentation.

How do I handle disclosures if I’m selling a property as an executor or administrator of an estate?

If you’re selling a property as an executor or administrator, you may not know all the details about the property. It’s important to disclose this lack of personal knowledge on the TA6 form and to rely on documented information available from the estate or previous owners.

What role does the estate agent play in the disclosure process?

Estate agents can help by providing guidance on what is typically disclosed in your area and what potential buyers might expect. However, the legal responsibility for accurate disclosure rests with the seller, so always verify that all information is complete and truthful.

Do I need to disclose renovation work completed by previous owners?

Yes, if you are aware of any significant renovations or repairs completed by previous owners, this information should be disclosed. This includes details about the scope of the work and whether it was completed with the necessary permissions and is in compliance with building regulations.

What if the buyer does not ask about certain issues? Do I still need to disclose them?

Yes, you must disclose all known material facts about the property, regardless of whether the buyer has specifically asked about them. The duty to disclose relevant information proactively is essential to avoid future legal complications and ensure a fair transaction.

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