Home Information Packs (HIPS)

What is a Home Information Pack?

Basically, it is a set of documents giving some information about a property being sold. The government feels that providing information early will speed up the conveyancing process and get people moved more quickly. In theory this concept could help achieve this, but the way it has worked out in practice means it isn't necessarily as simple as that, and for the most part the HIP is an irrelevance that buyers don't look at, and sellers have to pay for.   The only real benefit at the moment is that the Local Search is usually available slightly earlier than previously.

Do all sales need a HIP?

With a few limited exceptions (set out on the HIP Exemptions page), any residential property in England & Wales first marketed in any way from 14th December 2007 will require a HIP.  There are earlier dates for 3 and 4 bedroom properties.   Richard Webster & Co can arrange a HIP for you.    See our page about Arranging A Home Information Pack or Get a Quote for this.

What is in a Home Information Pack?

There are compulsory ("required") items:

  • An Index (just a list of contents - with their dates, and if they are not yet included, why not and when they are expected.).
  • An Energy Performance Certificate
  • A sale statement (the name of the seller, whether a flat or house, whether freehold or leasehold, etc.)
  • The completed Local Authority Search and Enquiries
  • The completed Water and Drainage Search
  • Evidence of the seller's title
  • If leasehold, a copy of the lease
  • From April 2009, a Property Information Questionnaire. This is a standard prescribed form and contains questions about points buyers may want to know.   Unfortunately it is not comprehensive and sellers' solicitors may still produce more detailed information in their own forms, and if they do not do so, buyers' solicitors will still ask additional points to obtain information for their clients and to satisfy mortgage lender requirements. There are problems with this new form:

a) Some of the questions use expressions like being "aware" or "unaware" that have a particular legal meaning and a seller could innocently give a "wrong" answer without realising it.

b)  In other cases the literal answer might be confusing.   For instance there are questions about building and other work that the seller has had carried out, but a buyer may wonder why there is no mention of e.g. a conservatory that it later turns out was put in by a previous owner.

c)  The seller can incur legal liability if he gives wrong answers.   This means it is important that the replies are checked by a legally qualified person, so as far as possible a seller is protected from giving answers that would cause such liability.

And optional ("authorised") items:

  • A Home Condition Report. This is the simplified form of Survey that the Government had hoped would be provided in every case but a new profession of "Home Inspector" was created and they still do not appear to be a sufficient number of trained inspectors.
  • Other Searches
  • Copies of other relevant documents relating to the  title
  • Copies of Guarantees, Reports, Service Contracts etc
  • A Home Use Form or Sellers Property Information Form
  • A List of Fixtures, Fittings and Contents to be included in the sale.
  • For Leasehold Property, copies of accounts and statements relating to ground rent and maintenance/service charge and buildings insurance details.