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HIPs: compulsory items
A Home Information Pack (HIP) is made up of a set of documents that are required (compulsory) and authorised (optional). The HIP must include an index, a sale statement, evidence of title, an Energy Performance Certificate, standard searches. From 6 April 2009, it also needs a Property Information Questionnaire.
Compulsory documents for a HIP
The following documents, numbered from one to seven, must be included in a HIP. A copy of the lease and commonhold documents must be included, where appropriate.
1: The Home Information Pack Index
See an example
The Index lists the documents contained in the HIP and provides a checklist for sellers, buyers, estate agents and enforcement authorities.
If a document that must be included in the HIP is unavailable, the Index must say so, give the reason it is missing, and list what steps are being taken to get it.
The Index should be updated whenever documents are added or removed.
2: Property Information Questionnaire (PIQ)
The Property Information Questionnaire needs to be completed by the seller. It provides a helpful checklist of simple information about a property buyers need to know before making any decision on the property.
See ‘HIPs: compiling a Home Information pack’ for more information about the PIQ and how to complete one.
3: Energy Performance Certificate/Predicted Energy Assessment
The Energy Performance Certificate (EPC) gives home owners, tenants and buyers information on the energy efficiency of their property.
New homes sold 'off-plan' will need to include a Predicted Energy Assessment (PEA). The PEA should be replaced by an EPC when construction of the property is complete.
4: Sustainability information for newly built homes
The Code for Sustainable Homes measures the environmental impact of a new home against nine categories. The code requirements only apply to new homes where a local council has received a building notice, initial notice or full plans application after 1 May 2008.
Newly built homes must have either:
- a certificate (or interim certificate) showing the sustainability of the home assessed against the standards under the Code for Sustainable Homes
- a nil-rated certificate where the property has not been assessed against the Code
5: Sale statement
See an example
The sale statement provides some basic information about the property, including:
- the address of the property being sold
- whether the property is freehold, leasehold or commonhold
- whether the property is registered or unregistered
- whether or not the property is being sold with vacant possession, for example with a sitting tenant
- in what capacity the seller is selling the property (for example, selling on behalf of a deceased owner)
6: Evidence of title
These documents prove who owns the property.
Registered property
If the property is registered, certain documents that are available on request from the Land Registry must be included in the HIP. These provide an up-to-date official record of who owns the land, and consist of:
- official copies of the individual register (made up of a property register, proprietorship register and, typically, a charges register)
- an official copy of the title plan
In the case of the sale of a commonhold interest, official copies of the register and title plan should be produced for both the unit and common parts.
Unregistered land
For sales of unregistered land, the HIP must include copies of a certificate of an official search of the index map (from the Land Registry). Also, it must have the documents that the seller intends to rely on to provide evidence of title to the property and the right to sell it.
To find out more about registered and unregistered land, contact the Land Registry.
7: Standard searches
The Home Information Pack must include:
A search of the local land charges register for the property being sold
This is carried out by a local council or personal search company and you’ll receive an official search certificate.
A search of the records held by the local authority on matters of interest to buyers
This includes planning decisions and road building proposals. These are referred to as local enquiries in the Home Information Pack Regulations and are carried out by a local authority or personal search company.
Details of the provision of drainage and water services to the property
The local water company or a personal search company can be used (however, the search must comply with the HIP Regulations).
See the section on ‘Finding your local council or a personal search company’ in ‘HIPs: Compiling a Home Information Pack’ for more information about land searches.
Leasehold and commonhold properties
A copy of the lease is the only additional required document in a HIP for the sale of a leasehold property.
Find out about compulsory and optional documents for leasehold and commonhold properties.
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