For decades, the English and Welsh property markets operated under a simple, if somewhat stressful, mantra: ‘Caveat Emptor’ a.k.a Buyer Beware. The burden was on the buyer to uncover defects, and the seller’s goal was often to reveal as little as possible until the last moment.
In 2026, that era is officially over.
The landscape of UK residential conveyancing has shifted from a reactive discovery process to a proactive disclosure process. Driven by the National Trading Standards Estate and Letting Agency Team (NTSELAT) requirements and the mandatory adoption of the Law Society’s TA6 (6th Edition) forms, the rules of engagement have changed.
If you are planning to sell your home this year, the old way (i.e. listing a property and waiting for an offer before speaking to a solicitor) is the fastest way to ensure your sale collapses. At Saracens Solicitors we are seeing that “Sale-Ready” homes, backed by comprehensive upfront information, are completing in an average of 8 weeks, compared to the national average of 16–20 weeks for those clinging to the old methods.
What Counts as Upfront Information in 2026? A Complete Breakdown
In 2026, “Upfront Information” (often referred to as a Material Information Pack or a Sales Pack) is a digital dossier provided to every potential buyer before they even book a viewing. It isn’t just a collection of nice photos; it is a legally verified snapshot of the property’s DNA.
Following the 2024–2025 legislative rollout, Material Information is now categorised into three distinct tiers:
- Part A: Essential financial information, including the asking price, Council Tax band, and tenure (Freehold/Leasehold).
- Part B: Physical characteristics of the property, including utilities (water, sewerage, heating) and parking availability.
- Part C (The 2026 Legal Gold Standard): This is where your solicitor becomes your most valuable asset. It covers restrictive covenants, flood risks, coastal erosion, planning permissions, andcrucially for 2026,Building Safety Act compliance.
By providing this data at the point of listing, you aren’t just being helpful, you are complying with the Consumer Protection from Unfair Trading Regulations.
The New TA6 (6th Edition): What Sellers Must Now Provide
As of March 30, 2026, the Law Society has made the TA6 Property Information Form (6th Edition) the mandatory standard for all CQS-accredited firms. This isn’t just a minor update, it is a total overhaul of how property data is collected.
Previously, sellers would tick “Don’t Know” on many sections of the TA6. In 2026, that is no longer an acceptable answer for many lenders. The new form requires deep-dive data on:
- Smart Home Technology: Who owns the software for the smart heating? Is the EV charger leased or owned?
- Environmental Impact: With 2030 net-zero targets approaching, the TA6 now asks for more granular detail on EPC improvements and heat pump installations.
- Boundary Disputes: Digital mapping is now used to verify boundaries upfront, preventing the “fence-line arguments” that previously killed deals during the final week of conveyancing.
How Upfront Information Reduces Fall-Through Rates in 2026
The number one frustration for sellers has always been the “Fall-Through”, the moment a buyer pulls out two months into the process because their surveyor found damp or their solicitor found a restrictive covenant.
In 2026, upfront information acts as a filter. When a buyer sees a Digital Property Logbook attached to your Rightmove or Zoopla listing, they are making an “Informed Offer.” They already know about the shared driveway. They already know about the 10-year-old boiler. This eliminates the re-negotiation phase that used to happen after the survey.
Statistics from the 2025 Home Moving Report show that properties listed with full material information are 60% less likely to fall through. For the seller, this means more certainty and less wasted money on marketing fees.
AI Mortgage Underwriting: Why Missing Data Stops Your Sale
By 2026, mortgage lenders have moved toward Automated Valuation Models (AVMs) and AI-driven underwriting. If a buyer applies for a mortgage on your home, the lender’s software will “scrape” the internet for data about your property.
If that data is missingfor example, if there is no record of the Building Safety Act Leaseholder Deed of Certificate for a flat, the AI will flag the property as “Unmortgageable” or “High Risk.” This can lead to an immediate rejection of your buyer’s mortgage application.
By instructing Saracens Solicitors early, we ensure that all lender-required data is digitally accessible. We make your house easy to lend on, which in turn makes it easy to buy.
Legal Risks of Non‑Disclosure for Sellers in 2026
The shift toward upfront information has increased the legal liability for sellers. In 2026, staying quiet about a problem is a dangerous strategy.
Under the Digital Markets, Competition and Consumers Act, if a seller omits “Material Information” that causes a buyer to spend money (on surveys or legal fees) for a property they wouldn’t have otherwise pursued, the seller could be liable for damages.
Our role as your conveyancing team in 2026 is to protect you. We review your property with a buyer’s eyes before it goes live. We identify the red flags and help you resolve them, whether that’s getting an indemnity policy for a missing building regulation or clarifying a right of way, so that you can sell with total peace of mind.
Why You Shouldn’t List Your Home Without a Solicitor in 2026
The 2026 property market is faster, more transparent, and more digital than ever before. The sellers who succeed are those who treat their property sale like a business transaction: professional, transparent, and prepared.
By investing in upfront information, you aren’t just doing paperwork. You are protecting your sale price, slashing your timeline, and ensuring that when you find a buyer, they stay a buyer.
Frequently Asked Questions / Questions & Answers
1. What is the “Safe Harbour” Digital Identity Standard?
In 2026, most law firms use the HM Land Registry Safe Harbour standard. This means we use cryptographic technology to verify your passport and a liveness check of your face. It is the highest level of security and means you never have to post original documents to us or visit our office in person.
2. Can I list my home whileI’mstill gathering the information?
Technically, yes, but your estate agent is legally required to state that the Material Information is incomplete. In 2026, buyers are being advised by their own solicitors to avoid properties that haven’t provided “Part C” information, as it suggests the seller may be hiding a defect.
3. I’m selling a flat. Does the Building Safety Act 2022 still matter in 2026?
It matters now more than ever. The Building Safety Act requirements have been refined. You now must provide a Leaseholder Deed of Certificate and a Landlord’s Certificate upfront. Without these, most high-street lenders will refuse to offer a mortgage on the flat. We specialise in these complex certificates to ensure your leasehold sale stays on track.
4. What if I genuinelydon’tknow the answer to a question on the TA6?
While the 2026 rules encourage disclosure, you aren’t expected to be a structural engineer. However, “I don’t know” is now a trigger for the buyer’s solicitor to demand a specialised report. We will guide you on when it is better to commission a £200 report now rather than lose a £500,000 sale later.
5. How much does a “Sales Pack” cost?
At Saracens Solicitors, we incorporate the cost of preparing your upfront information into our standard fixed-fee quote. You are simply paying a portion of your legal fees at the start of the journey rather than at the end. If the sale doesn’t proceed, you still own the digital logbook and the data we’ve collected, which you can use for a future buyer.
6. Will this actually makethe move less stressful?
Absolutely. The stress of moving usually comes from the unknown, waiting for weeks to hear if a survey was okay or if the searches were clear. By moving those “unknowns” to the first week of the process, the rest of the journey is a straightforward administrative path to completion.
