When selling a leasehold flat, the TA7 form is one of the most important documents you will complete. It explains how the building is owned and managed, what costs apply, and any issues buyers need to know about. Understanding it early can prevent delays, price reductions, and failed sales.
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If you are selling a leasehold flat, you will be asked to complete a document called the TA7 Leasehold Information Form. For many sellers, this is where delays, complications, and even failed sales begin.
This guide explains what the TA7 form is, why it matters, what it covers, and the common problems it reveals, especially when selling problem flats or short lease flats.
What's a TA7 Form
When Selling a Flat?
The TA7 (Leasehold Information Form) is a standard form produced by The Law Society and forms part of the official conveyancing paperwork for leasehold property sales. It must be completed whenever a leasehold property is sold, including flats and maisonettes, regardless of value or location.
Leasehold properties are more complex than freehold houses because ownership is split between different parties. While the seller owns the lease, the building itself is usually owned and controlled by others. This typically includes:
Freeholders, who own the land and building
Management companies, which may represent the leaseholders or freeholder
Managing agents, who deal with day-to-day running, maintenance, and service charges
Because of this shared responsibility, buyers face ongoing legal and financial commitments that do not exist with freehold homes. The TA7 is designed to bring all of this information together in one place.
Its purpose is to give buyers and their solicitors a clear, upfront understanding of how the building is owned, managed, and funded, what rules apply to the flat, and what costs or risks may arise after purchase.
In simple terms, the TA7 answers:
“What am I really buying into if I purchase this leasehold flat, and what responsibilities will I take on after completion?”
The TA7 is one of the most important documents in a leasehold sale because it shapes how buyers, solicitors, and mortgage lenders view the risk of the transaction.
Buyers rely heavily on it when deciding whether to proceed, renegotiate the price, or withdraw altogether.
Mortgage lenders often require the information it contains before issuing or confirming an offer, particularly around service charges, building safety, and management.
Errors, omissions, or vague answers can cause serious delays, as buyers’ solicitors raise additional enquiries to clarify or verify the information.
Incorrect or misleading answers can lead to legal claims after completion, as the TA7 forms part of the legal contract relied upon by the buyer.
In practice, the TA7 is often the point where leasehold sales slow down. Unlike freehold properties, sellers are dependent on third parties such as managing agents and freeholders to supply accurate information. This reliance on others is one of the biggest reasons leasehold sales typically take longer than freehold ones.
The TA7 is divided into several sections, each focusing on a different aspect of the leasehold property. Together, these sections build a complete picture of how the flat is owned, managed, funded, and regulated, allowing buyers and their solicitors to assess both the practical day‑to‑day arrangements and any legal or financial risks before committing to the purchase.
This section explains who owns and controls the building, which is fundamental to understanding how decisions are made and costs are set.
It covers:
Who owns the freehold, as this determines who ultimately controls the building and grants permissions under the lease.
Whether the freeholder is independent or controlled by leaseholders, for example through a residents’ management company or Right to Manage (RTM) arrangement.
Who manages the building day to day, such as the freeholder, a management company, or an RTM company.
Whether a managing agent is appointed, and if so, whether they act on behalf of the freeholder or the leaseholders.
This section helps buyers understand the balance of power within the building, how responsive management is likely to be, and how much influence leaseholders have over maintenance standards, service charges, and long-term decisions.
Why this matters:
Buyers want clarity on who makes decisions, who sets service charges, how disputes are handled, and whether leaseholders have any real control or are dependent on an external freeholder or managing agent.
Sellers are asked to supply key paperwork that allows buyers and their solicitors to fully understand the legal and financial framework of the flat. This typically includes:
The lease and any variations, which set out the buyer’s rights, obligations, and restrictions.
Regulations affecting the flat, such as rules on pets, subletting, alterations, or use of communal areas.
Service charge accounts for recent years, showing how costs are calculated, how money is spent, and whether charges are rising.
Buildings insurance details, confirming the property is adequately insured and who is responsible for arranging cover.
Management company documents, where applicable, including accounts, articles of association, and company information.
These documents are often supplied by managing agents or freeholders and may take time to obtain, particularly where fees are payable.
Why this matters:
Missing, incomplete, or delayed documents are one of the most common causes of stalled leasehold sales. Buyers’ solicitors will not proceed to exchange of contracts until they have reviewed this paperwork, and any gaps usually result in further enquiries, delays, or buyer frustration.
This section lists the key parties involved in the ownership and day‑to‑day running of the building, including:
The freeholder’s contact details, as they are the legal owner of the building and may need to give consents or receive formal notices.
The management or Right to Manage (RTM) company, if one exists, which may be responsible for setting budgets, instructing works, and representing leaseholders’ interests.
The managing agent, who typically deals with service charges, maintenance issues, insurance, and routine enquiries.
This section is less about disclosure and more about ensuring the correct people are identified from the outset. In many leasehold sales, delays occur simply because enquiries are sent to the wrong party or contact details are out of date.
Why this matters:
Buyers’ solicitors need to know exactly who to contact for enquiries, notices, and management information. Clear and accurate contact details help prevent unnecessary delays, missed correspondence, and last‑minute issues that can hold up exchange of contracts.
One of the most closely examined sections of the entire TA7, as it directly affects a buyer’s ongoing costs and affordability.
It covers:
Who arranges buildings insurance, and whether the cost is included within the service charge or billed separately.
Service charges and maintenance contributions, including how much is paid, how often, and what the money is used for.
Planned or anticipated major works, such as roof replacements, lift repairs, external redecorations, or fire safety works.
Past increases in service charges, which can indicate whether costs are stable or rising year on year.
Any disputes over charges, including historic challenges, tribunals, or disagreements with the managing agent or freeholder.
Whether the seller owes any money, such as unpaid service charges, ground rent, or insurance contributions.
This section often reveals information that buyers were not aware of when making their offer, particularly around future expenditure.
Why this matters:
Service charges and major works can significantly affect a buyer’s monthly outgoings and mortgage affordability. Unexpected costs frequently lead buyers to renegotiate the price, request retention of funds, or withdraw from the purchase altogether if the financial commitment feels too risky.
This section asks whether the seller has received any formal legal notices relating to the building or the flat. These can include:
Notices about the landlord selling the building, which may give leaseholders certain rights or signal changes in management.
Notices relating to repairs, disrepair, or maintenance, such as requests for access, warnings of upcoming works, or enforcement notices.
Notices connected to health and safety, fire risk, or statutory compliance, where applicable.
Formal notices are different from informal emails or conversations - they are official communications that can carry legal or financial consequences.
Why this matters:
Notices often indicate future costs, disruption, or legal obligations that a buyer will inherit after completion. Even if works have not yet started, the existence of a notice can alert buyers to potential major works, access requirements, or changes to how the building is managed, all of which can influence price negotiations or a buyer’s willingness to proceed.
This section covers permissions and approvals required from the landlord or management company under the terms of the lease.
It includes:
Changes to the lease, such as formal variations or agreements that alter the original lease terms.
Consents given in writing, for example permission for alterations, subletting, or changes to use.
Any consents given verbally or informally, which are particularly important to disclose even if no paperwork exists.
Many leases require written landlord consent for certain actions, and sellers are often unaware that permission was needed until they complete the TA7.
Why this matters:
Missing, informal, or undocumented consents can cause serious legal issues during conveyancing. Buyers’ solicitors may insist that retrospective consent is obtained, require indemnity insurance, or advise their client not to proceed at all. As a result, consent issues are a common cause of delays, renegotiations, and failed leasehold sales.
The seller must disclose any formal or informal complaints connected to the flat or the building. This includes:
Complaints they have made, for example about noise, repairs, service charges, management standards, or neighbours.
Complaints made against them, such as allegations of nuisance, breaches of lease terms, or disputes with other residents.
Ongoing or historic issues involving neighbours, landlords, or managing agents, even if they were resolved some time ago.
This section is not limited to legal disputes. Emails, written complaints, or repeated issues raised with managing agents can all be relevant and should be disclosed honestly.
Why this matters:
Buyers and their solicitors treat complaints as potential indicators of wider problems within a building. Even historic or resolved disputes can make buyers nervous, raise concerns about neighbour relations or management quality, and lead to further enquiries, price renegotiation, or hesitation about proceeding with the purchase.
This section asks the seller to disclose any alterations or changes made to the flat since it was purchased.
It covers:
Whether any alterations have been made, such as removing walls, installing new windows, changing flooring, rewiring, or altering plumbing.
Whether landlord consent was required and obtained, in accordance with the terms of the lease.
Many leases require written consent for alterations that affect the structure, layout, or appearance of the flat, and sometimes even for changes that seem minor. Sellers are often unaware that permission was required at the time, particularly if works were carried out many years ago.
Why this matters:
Unauthorised alterations are a common and serious leasehold issue. Buyers’ solicitors may insist that retrospective consent is obtained, request indemnity insurance, or advise their client not to proceed if the risk is too high. Alteration issues frequently cause delays, renegotiations, or failed sales, especially where structural works are involved.
This section deals with enfranchisement rights, which include:
Buying the freehold, either individually (where possible) or collectively with other leaseholders.
Extending the lease, usually through the statutory lease extension process.
It asks whether:
The seller has started a lease extension or enfranchisement claim, for example by serving a formal statutory notice.
Any notices are ongoing or unresolved, even if negotiations are still in progress.
Other leaseholders have served notices to buy the freehold or extend their leases.
These rights are governed by strict legal rules and timetables, and once a formal notice has been served it can continue beyond the sale of the flat.
Why this matters:
Certain enfranchisement or lease extension claims can legally bind future owners. A buyer may be required to take over an existing claim, comply with deadlines, or inherit negotiations already under way. This can be positive (for example, avoiding the need to wait to qualify for a lease extension), but it can also add complexity, cost, and risk. Buyers and their solicitors will therefore scrutinise this section carefully before committing to the purchase.
A newer and increasingly important section introduced following recent building safety reforms, particularly in response to high‑profile fire safety concerns in residential blocks.
It covers:
Cladding and fire safety issues, including whether the building contains unsafe cladding or has been assessed for fire risk.
Remediation works, such as completed, ongoing, or planned works to address fire safety or structural issues.
Whether the lease qualifies under the Building Safety Act, which can affect who is responsible for remediation costs.
Leaseholder Deeds of Certificate, which confirm a leaseholder’s status and may limit their financial liability for certain building safety works.
This section often relies on information provided by managing agents or freeholders and can be one of the most sensitive parts of the TA7.
Why this matters:
Building safety concerns can make flats unmortgageable or very difficult to sell. Even where issues are being addressed, uncertainty around liability, costs, or certification can cause lenders to refuse mortgages, buyers to withdraw, or sales to stall while further evidence is requested.
Many sellers worry about completing the TA7, but understanding who is responsible for it, how it is used, and how to approach it properly can make the process far less stressful and significantly reduce delays later on.
The TA7 is not a test and it is not designed to catch sellers out. Its purpose is to ensure that buyers receive accurate, consistent information about the lease, the building, and how it is managed, so problems are identified early rather than at the point of exchange.
The TA7 is completed by the seller, not the estate agent or the buyer. It forms part of the seller’s legal disclosures and must reflect the seller’s knowledge and experience of owning the flat.
In practice, most sellers complete the TA7 with guidance from their conveyancing solicitor, especially where questions involve legal terminology or management arrangements.
Your solicitor will usually:
Provide the TA7 form once they are formally instructed
Explain what each section is asking for
Review your answers for clarity, accuracy, and consistency
Query anything that appears incomplete, unclear, or contradictory
Request supporting documents from managing agents or freeholders where required
However, the solicitor cannot answer the form on your behalf. The responsibility for the content ultimately sits with the seller.
It is extremely common for sellers to be unsure how to answer certain questions, particularly those relating to:
Managing agents or management company arrangements
Planned or anticipated works
Historic disputes or complaints
Alterations carried out by previous owners
If you are unsure how to answer a question:
Do not guess or speculate
Use wording such as “to the best of my knowledge” where appropriate
Speak to your solicitor before finalising the answer
Ask the managing agent or freeholder to confirm details in writing if necessary
Being honest about uncertainty is far better than providing an incorrect answer. Buyers’ solicitors are generally more comfortable with a clear explanation of what is known and what is not, rather than information that later turns out to be wrong.
The time required to complete the TA7 varies significantly depending on the flat, the building, and the availability of information.
For a straightforward, well‑managed flat with paperwork readily available, completing the form itself may take one to two hours.
For older flats, poorly managed buildings, or short lease properties, the overall process can take several weeks, largely due to waiting for third‑party information.
In many cases, the TA7 is completed gradually, with sections updated as information from managing agents, insurers, or freeholders becomes available.
Even organised sellers frequently experience delays because:
Managing agents charge fees and work to their own timescales
Some historic information was never formally documented
Older buildings may have gaps in records
Past disputes or works require explanation or evidence
Building safety and insurance details can take time to confirm
These delays are rarely caused by the seller alone, which is why leasehold sales often feel slow despite best efforts.
Treat the TA7 as a fact‑finding and disclosure exercise, not a marketing document. Its role is to identify issues early so they can be managed sensibly, priced in, or resolved where possible.
Sellers who are open, realistic, and well supported by their solicitor usually experience a smoother sale than those who try to present the flat as problem‑free and address issues only when they are challenged later in the process.
Although the TA7 is a standard form used in every leasehold sale, it is one of the most common sources of delay and failed leasehold sales. This is because it relies heavily on third parties, historical information, and full disclosure of issues that buyers and lenders scrutinise closely.
Managing agents often take weeks, and sometimes months, to provide the information needed to complete the TA7. They usually charge a fee for supplying service charge accounts, insurance schedules, and management information packs. Until this information is received, the TA7 cannot be completed accurately, which can stall the entire conveyancing process before it properly begins.
Some sellers guess answers, rely on memory, or leave responses vague where they are unsure. Buyers’ solicitors will almost always challenge unclear or inconsistent answers, leading to repeated enquiries. Each clarification adds time and increases the risk of buyer frustration or loss of momentum.
Even disputes that were resolved years ago must usually be disclosed. Buyers may worry that old problems could re‑emerge, particularly if they relate to service charges, neighbours, or poor management. This can lead to further questions, requests for explanations, or hesitation about proceeding.
Planned major works, rising service charges, or historic deficits often only become clear at the TA7 stage. When buyers discover potential future costs after agreeing a price, they may seek a reduction, request a retention, or withdraw entirely if the financial risk feels too high.
Many sellers only discover that landlord consent was required for past alterations when completing the TA7. Missing or informal consent can trigger legal concerns for buyers’ solicitors, who may insist on retrospective approval or indemnity insurance, causing delays or renegotiation.
Even where there are no confirmed building safety issues, uncertainty alone can cause problems. If managing agents cannot provide clear confirmation about cladding, remediation works, or certification, lenders may pause or refuse mortgage offers. This uncertainty can slow or derail a sale entirely.
A “problem flat” is not necessarily unsellable, but it is a flat where one or more underlying issues make buyers more cautious and the conveyancing process more complex. Common examples include:
High or unpredictable service charges, especially where costs have risen sharply or major works are expected.
Poor or unresponsive management, including managing agents who are slow to communicate or difficult to deal with.
Disrepair within the building, such as unresolved maintenance issues, ageing communal areas, or structural concerns.
Disputes with the freeholder or managing agent, even if they are historic or appear minor to the seller.
Missing or incomplete paperwork, such as absent service charge accounts, insurance documents, or consents.
The TA7 forces these issues into the open by requiring formal disclosure. What may feel manageable or familiar to a long‑term owner can look very different to a buyer seeing the situation for the first time.
Common outcomes include:
Buyers reducing their offer to reflect perceived risk or future costs.
Requests for indemnity insurance or retrospective documentation to cover legal uncertainties.
Long delays while further enquiries are raised and information is chased.
Buyers walking away entirely if the issues feel too complex, costly, or uncertain.
For many sellers, this is the point they realise a standard estate‑agent sale may be difficult or slow, and that expectations around price, timescale, or even route to sale may need to be reassessed.
Short leases are one of the biggest challenges in leasehold sales, and the TA7 often brings this issue into sharp focus for buyers and their solicitors.
Although the remaining lease length is shown elsewhere in the legal pack, the TA7 highlights the practical and legal position surrounding the lease, including:
Whether a lease extension has been started, for example by serving a statutory notice.
Whether the seller qualifies to extend, which usually depends on how long they have owned the flat.
Whether any enfranchisement or lease extension notices exist, either by the seller or other leaseholders.
This information helps buyers understand not just how short the lease is, but what options are realistically available after purchase.
Short leases are a major concern for both buyers and mortgage lenders:
Many lenders will not lend once a lease drops below certain thresholds, commonly around 80 years, and sometimes much higher depending on the lender.
Buyers’ solicitors scrutinise the TA7 far more closely on short lease flats, raising detailed enquiries about extension rights, notices, and timescales.
Any uncertainty around lease extension rights, costs, or eligibility can stall negotiations, delay mortgage offers, or kill the sale altogether.
Some of the most frequent situations revealed by the TA7 include:
No lease extension started, meaning the buyer may need to wait years before qualifying.
The seller has not owned the flat long enough to qualify, preventing a statutory notice from being served.
Informal negotiations that went nowhere, leaving no clear extension route or agreed terms.
Other leaseholders starting collective action, which can add complexity and uncertainty.
Because of these issues, short lease flats often:
Take significantly longer to sell, as fewer buyers are willing or able to proceed.
Attract lower offers, reflecting the cost and risk of extending the lease.
Lose buyers during conveyancing, once lenders or solicitors fully assess the position.
Require alternative sale options, such as selling to cash buyers or specialists familiar with short leases.
For many sellers, the TA7 is the moment they realise that selling a leasehold flat is more complex than they first expected. Issues that were previously manageable or easy to live with become far more significant when viewed through a buyer’s or lender’s lens. Common realisations include:
The flat is harder to sell than expected, particularly if management, service charges, lease length, or paperwork raise concerns.
Delays are outside their control, as progress depends heavily on managing agents, freeholders, and third‑party information providers.
Buyers may not wait months for paperwork, especially in a competitive market where alternative properties are available.
At this stage, sellers often begin to reassess their options more realistically. This may involve:
Adjusting the price to reflect risk, uncertainty, or future costs identified through the TA7.
Extending the lease or starting the statutory process to make the flat more attractive to buyers and lenders.
Exploring specialist buyers who understand leasehold complications, short leases, or problem buildings and are prepared to proceed without lengthy delays.
For many sellers, this turning point is about choosing the most practical route to a successful sale rather than pursuing the ideal outcome at any cost.
The TA7 is not just another form - it is often the deciding factor in whether a leasehold flat sale succeeds. More than any other document, it brings together the legal, financial, and management realities of the flat and presents them clearly to buyers, solicitors, and mortgage lenders.
For straightforward flats with good management, reasonable service charges, and clear paperwork, the TA7 is largely a formality that confirms what buyers already expect.
For problem flats or short lease flats, the TA7 can fundamentally shape the outcome of the sale. It often determines the price a buyer is willing to pay, how long the sale will take, and in some cases whether the sale proceeds at all.
Sellers who understand the TA7 early are far better prepared. They can anticipate buyer concerns, gather documents in advance, address issues proactively, and make informed decisions about pricing, lease extensions, or alternative routes to sale.
Ultimately, treating the TA7 as a key part of your selling strategy - rather than a last‑minute formality - can help reduce delays, avoid failed transactions, and achieve a smoother, more realistic sale.
1. Is the TA7 form mandatory when selling a flat?
Yes. If you are selling a leasehold property, completing the TA7 is a standard and expected part of the conveyancing process. Buyers’ solicitors will not proceed without it.
2. When should the TA7 be completed during a sale?
Ideally as early as possible. Starting the TA7 when you instruct your solicitor (or even before listing) helps reduce delays once a buyer is found.
3. Who is responsible for completing the TA7?
The seller completes the TA7, usually with guidance from their conveyancing solicitor. Estate agents and buyers do not complete it on the seller’s behalf.
4. What happens if I’m unsure how to answer a question?
Do not guess. You should speak to your solicitor, use wording such as “to the best of my knowledge,” or ask the managing agent or freeholder to confirm the details.
5. Can incorrect answers on the TA7 cause problems later?
Yes. The TA7 forms part of the legal contract. Incorrect or misleading answers can lead to delays, renegotiation, or even legal claims after completion.
6. Does the TA7 include information about service charges and major works?
Yes. The TA7 covers service charges, past increases, disputes, and any planned or anticipated major works, which buyers and lenders examine closely.
7. How does the TA7 affect short lease flats?
The TA7 highlights whether a lease extension has started, whether the seller qualifies to extend, and whether any notices exist. This can significantly affect buyer demand and mortgage availability.
8. What costs are associated with the TA7 form?
There is usually no fee for completing the TA7 itself, but managing agents and freeholders often charge hundreds of pounds for providing supporting documents such as service charge accounts, insurance schedules, and management packs.
9. Can problems revealed in the TA7 stop a sale?
They can. Issues such as high service charges, missing consents, building safety concerns, or short leases may lead buyers to renegotiate or withdraw.
10. Can a solicitor complete the TA7 for me?
Your solicitor can guide you and review your answers, but the information must come from you as the seller. You are responsible for confirming its accuracy.
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