Statutory Regulations

1. -(1) These Regulations may be cited as the Home Information Pack Regulations 2006.

(2) These Regulations shall come into force for the purposes of Part 7 on 6th July 2006 and for all other purposes on 1st June 2007.

2. -(1) In these Regulations-

• "the 2004 Act" means the Housing Act 2004;
• "appropriate local land charges register" means the register described in section 4 of the Local Land Charges Act 1975[2];
• "approved certification scheme" means a certification scheme approved by the Secretary of State under regulation 33 of these Regulations and from which such approval has not been withdrawn under regulation 35;
• "the Chief Land Registrar" means the person appointed by the Lord Chancellor under section 99(3) of the Land Registration Act 2002[3];
• "conservation area consent" means the consent described in section 74(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990[4];
• "developer" means a person who has built, converted, or is building or converting the property;
• "edited information document" means, where the Chief Land Registrar has designated a document an exempt information document, the edited copy of that document lodged under rule 136(2)(b) or 138(4) of the Land Registration Rules 2003[5];
• "energy performance certificate" means the certificate required by Council Directive 2002/91/EC[6] whose form and content complies with any enactment which implements that Directive;
• "exempt information document" means the original and copies of a document so designated under rule 136(3) of the Land Registration Rules 2003;
• "first point of marketing" must be construed in accordance with regulation 3;
• "home information pack" in relation to a property, means-
  • (a) where a duty arises under section 155(1) of the 2004 Act, the home information pack intended by the responsible person[7] to be the one required by that subsection; and
  • (b) where a duty arises under section 159(2) of that Act, the home information pack intended by the person to whom that section applies to be the one required by that subsection;
• "home information pack index" means the document required by regulation 8(a);
• "home inspector" means a person who is a member of an approved certification scheme;
• "individual register" means the register so named in rule 2 of the Land Registration Rules 2003, the contents and arrangement of which are described in rules 3 and 4 of those Rules;
• "lease" means a long lease except in regulation 8(g), regulation 23(b)(i), paragraph 3(l) of Schedule 3 and paragraph 3(a) of Schedule 4[8];
• "listed building consent" means a consent under section 8(1), (2) or (3) of the Planning (Listed Buildings and Conservation Areas) Act 1990[9];
• "occupant" includes a potential occupant;
• "pack document" means a document (or part of a document) required or authorised by these Regulations to be included in the home information pack;
• "planning permission" means a permission (granted or deemed to be granted) under Part 3 of the Town and Country Planning Act 1990[10];
• "premises" includes buildings and land;
• "property" means the residential property in respect of which a duty arises under section 155(1) or 159(2) of the 2004 Act[11];
• "property interest" means the freehold interest (including a freehold estate in commonhold land) or the leasehold interest in the property that the seller is proposing to sell[12];
• "records" includes documents, registers, files and archives, kept in any form;
• "register of title" means the register kept by the Chief Land Registrar pursuant to section 1 of the Land Registration Act 2002;
• "registered estate" means a legal estate the title to which is entered in the register of title, other than a charge the title to which is entered in that register;
• "sale", includes the potential sale of a property interest[13];
• "sale statement" means the document required by regulation 8(b);
• "search" means an inspection or investigation (whether manual or electronic) of records;
• "service charge" has the same meaning as in section 18 of the Landlord and Tenant Act 1985[14]; and
• "title plan" means the plan so named in rule 5(a) of the Land Registration Rules 2003.

(2) In these Regulations, any expression relating to commonhold land must be construed in accordance with-

• (a) Part 1 of the Commonhold and Leasehold Reform Act 2002[15] if it is also used in that Act; or
• (b) the Commonhold Regulations 2004[16] where those Regulations further define or elaborate upon an expression used in Part 1 of that Act,

and in relation to commonhold land, references to common parts are to those that relate to the property and the commonhold of which the property forms part.

(3) For the purposes of these Regulations-

• (a) the property is physically complete if its building or its conversion for residential purposes has been completed; and
• (b) where a question arises as to whether the property is physically complete, it must be considered physically complete if it-
  • (i) is wind and weather proof;
  • (ii) is safe and sanitary in relation to its occupants or visitors;
  • (iii) has facilities for the supply of space heating, hot and cold water and electricity; and
  • (iv) has washing and drainage facilities.
• (4) In these Regulations, references to the amendment or revision of a document include its modification or variation.
• (5) In these Regulations, references to a number of days or months are to a consecutive period of such days or months.

[2] 1975 c. 76. Section 4 was amended by section 25(1) of and Schedule 3 to the Interpretation Act 1978 (c. 30).

[3] 2002 c. 9.

[4] 1990 c. 9.

[5] S.I. 2003/1417.

[6] OJ No. L1, 4.1.03, p 65. The Directive relates to the energy performance of buildings and article 7 requires Member States to ensure that when any buildings are constructed, sold or rented out, an energy performance certificate is made available to the owner or by the owner to the prospective buyer or tenant. "Energy performance certificate of a building" is defined in the Directive as "a certificate recognised by the Member State or a legal person designated by it, which includes the energy performance of a building calculated according to a methodology based on the general framework set out in the Annex". Article 7 is to be implemented by the UK. Articles 3 to 6 of the Directive were implemented by amendments made to the Building Regulations 2000 (S.I. 2000/2531) and the Building (Approved Inspectors etc) Regulations 2000 (S.I. 2000/2532) by the Building and Approved Inspectors (Amendment) Regulations 2006 (S.I. 2006/652).

[7] The circumstances in which a person becomes and ceases to be a "responsible person" are described in sections 151, 152 and 153 of the 2004 Act.

[8] "Long lease" is defined in section 177(1) of the 2004 Act.

[9] Subsection (2) was amended by article 2 of the Authorisation of Works (Listed Buildings) (England) Order 2001 (S.I. 2001/24).

[10] 1990 c. 8.

[11] "Residential property" is defined in section 148(1) of the 2004 Act.

[12] "Seller" is defined in section 177(1) of the 2004 Act.

[13] "Sale" is defined in section 177(1) of the 2004 Act.

[14] 1985 c. 70. Section 18 was amended by paragraph 1 of Schedule 2 to the Landlord and Tenant Act 1987 (c. 31) and paragraph 7 of Schedule 9 to the Commonhold and Leasehold Reform Act 2002 (c. 15).

[15] 2002 c. 15.

[16] S.I. 2004/1829.

3. -(1) Subject to the provisions specified in paragraph (2), a reference in these Regulations to the "first point of marketing" is to the first time a duty arises under section 155(1) or 159(2) of the 2004 Act in relation to the sale of the property interest.

(2) The provisions referred to in paragraph (1) are-

• (a) regulations 15(3), 18(3) and 20(3); and
• (b) the following paragraphs of this regulation.

(3) The first point of marketing remains the time identified in paragraph (1) where the property is taken off the market for 28 days or less before being put back on the market.

(4) Except in the circumstances described in paragraph (5), where the property is taken off the market for more than 28 days before being put back on the market-

• (a) a further first point of marketing arises in relation to the sale; and
• (b) that first point of marketing is the time at which it is put back on the market.

(5) The first point of marketing remains the time identified in paragraph (1) where the property-

• (a) is taken off the market for any period of time because the seller accepts an offer to buy the property; and
• (b) is then put back on the market within 28 days of that offer being withdrawn or its acceptance repudiated.

4. -(1) Under these Regulations, a home information pack-

• (a) must include-
  • (i) the documents required under regulation 8 (including that regulation as modified by regulation 10); and
  • (ii) the particular information so required to be included in a pack document; and
• (b) may include-
  • (i) the documents authorised under regulation 9 (including that regulation as modified by regulation 10); or
  • (ii) the particular information so authorised to be included in a pack document.

(2) A home information must not include any other documents or information in a document.

(3) A copy of a home information pack, or of a pack document provided to a potential buyer pursuant to section 156(1) of the 2004 Act, must be separated and clearly distinguished by the responsible person from documents or information which are-

• (a) provided to a potential buyer in close proximity to the pack or pack document; and
• (b) neither required nor authorised by these Regulations to be included in the pack.

5. -(1) Except where an official copy of a document is required or authorised by these Regulations to be included in the home information pack, the pack must be composed of original documents or true copies of them[17].

(2) For the purposes of these Regulations, a copy of a document containing a map, plan or drawing-

• (a) which is in the seller's possession, under his control, or to which he has reasonable access; and
• (b) in which colours are used to mark boundaries or other features,

is a true copy if those colours are reproduced with sufficient accuracy to enable them to be identified.

[17] Under section 155 of the 2004 Act a responsible person must have in his possession, or under his control, a home information pack which complies with the requirements of these Regulations. Under section 156, a responsible person must provide a potential buyer with a copy of the pack (rather than the original version). Under subsection (8) of section 156, a reasonable sum may be charged for the cost of making and sending a paper copy of the home information pack.

6. The copies of a home information pack or pack document provided or produced under section 156 or 167 of the 2004 Act must be-

• (a) true copies of the home information pack or pack document; or
• (b) where a pack document is an official copy, a true copy of it or another official copy.

7. -(1) Subject to paragraph (2), pack documents and true copies of documents made in accordance with regulation 6-

• (a) must be legible; or
• (b) in the case of maps, plans or drawings, must be clear.

(2) Paragraph (1) does not apply where, despite all reasonable efforts and enquiries by the responsible person-

• (a) the only version of a pack document available is one which is illegible or unclear (either in whole or in part); and
• (b) that document is to be included under any of the following provisions-
  • (i) regulation 8(d)(ii);
  • (ii) regulation 9(f);
  • (iii) regulation 8(e) or 9(g); or
  • (iv) regulation 8(f) or 9(h).

(3) Pack documents must be in-

• (a) English, where the property is in England; or
• (b) English, Welsh or a combination of English and Welsh, where the property is in Wales.

8. Subject to regulations 10, 11, 12 and Part 4, the home information pack must include the following-

• (a) an index to the home information pack complying with Schedule 1 (the home information pack index);
• (b) a document complying with Schedule 2 (the sale statement);
• (c) if the property interest is or includes the whole or part of a registered estate-
  • (i) an official copy of the individual register relating to that estate; and
  • (ii) an official copy of the title plan relating to that estate;
• (d) if the property interest is or includes the whole or part of an estate, the title to which is not entered in the register of title-
  • (i) a certificate of an official search of the index map issued under rule 145(4) of the Land Registration Rules 2003 in relation to the parcel of land to which the property interest relates; and
  • (ii) such other documents on which the seller can reasonably be expected to rely in order to deduce title to that estate for the purposes of its sale;
• (e) if the property interest is or includes the whole or part of a freehold estate in commonhold land-
  • (i) the documents described in paragraph 1 of Schedule 3; and
  • (ii) documents consisting of or containing information about the matters described in paragraph 2 of that Schedule;
• (f) if the property interest is or includes the whole or part of a leasehold interest-
  • (i) the documents described in paragraph 1 of Schedule 4; and
  • (ii) documents consisting of or containing information about the matters described in paragraph 2 of that Schedule;
• (g) if the property interest is or includes the whole or part of an interest in dwelling-houses to which Part 5 of the 2004 Act applies by virtue of section 171(2) of that Act, such leases or licences-
  • (i) to which the dwelling-houses are subject or are expected to be subject at the time of, or following completion of the sale of the property interest[18]; and
  • (ii) as have not been included in the pack under paragraph (f) of this regulation;
• (h) if the property is physically complete on or before the first point of marketing, either or both of the following-
  • (i) a home condition report which complies with Schedule 5; or
  • (ii) the terms of a new homes warranty which has not commenced, which otherwise complies with Schedule 6 and to which the property is expected to be subject, together with the document described in paragraph 4 of that Schedule (cover note);
• (i) a new homes warranty which complies with Schedule 6-
  • (i) where the property is the subject of such a warranty; and
  • (ii) it has not expired at the first point of marketing;
• (j) such other home condition reports complying with Schedule 5 as have been completed in respect of the property within the 12 months preceding the first point of marketing;
• (k) if the property is physically complete before the first point of marketing, the energy performance certificate for the property where-
  • (i) a home condition report complying with Schedule 5 is not included in the pack under paragraph (h)(i) or (j) of this regulation; or
  • (ii) such a certificate is obtained in addition to such a report which is so included and is dated later than such a report;
• (l) if the property is not physically complete before the first point of marketing, a document complying with Schedule 7 (report on a home not physically complete);
• (m) a search report which relates to the property and which records the results of a search of all parts of the appropriate local land charges register-
  • (i) in the form of an official search certificate, in the case of an official search made pursuant to section 9 of the Local Land Charges Act 1975[19]; or
  • (ii) in any other form but which complies with Parts 1 and 2 of Schedule 8 in the case of a personal search made pursuant to section 8 of that Act[20];
• (n) a search report which-
  • (i) complies with Parts 1 and 2 of Schedule 8 and with Schedule 9; and
  • (ii) records the results of a search of records held by or derived from a local authority (local enquiries); and
• (o) a search report which complies with Parts 1 and 2 of Schedule 8 and with Schedule 10 (drainage and water enquiries).

[18] Under section 160 of the Housing Act 2004, the duties under sections 155 to 159 do not apply to a residential property at any time when it is not available for sale with vacant possession. However, under section 171(2) of the Housing Act 2004, Part 5 applies where two or more dwellings in sub-divided building are marketed for sale (with any ancillary land) as a single property and one or more is not available for sale as a separate property but is available with vacant possession.

[19] 1975 c. 76. Section 9 is amended by section 15 of and Schedule 4 to the Constitutional Reform Act 2005 (c. 4) in relation to fees in England and Wales. This amendment is not yet in force. Sub-section (2) is repealed by sections 158 and 194 of and Schedule 12 to the Local Government and Housing Act 1989 (c. 42). This repeal is not yet in force.

[20] Section 8 is amended by section 34 of the Local Government (Miscellaneous Provisions) Act 1982 (c. 30).

9. Subject to regulations 10, 11, 12 and Part 4, the home information pack may include documents consisting of or containing any of the following-

• (a) an accurate translation in any language of any pack document;
• (b) an additional version of any pack document in another format, such as Braille or large print;
• (c) a summary or explanation of any pack document;
• (d) information identifying the property including a description, photograph, map, plan or drawing of the property;
• (e) information about a pack document, about information contained within a pack document or about the home information pack, relating to-
  • (i) its source or supply; or
  • (ii) complaints or redress procedures arising from it;
• (f) if the property interest is or includes the whole or part of a registered estate, official copies of any documents referred to in the individual register, including any edited information documents derived from such exempt information documents as are referred to in the register[21];
• (g) if the property interest is or includes the whole or part of a freehold estate in commonhold land, information which-
  • (i) relates to one or more of the matters described in paragraph 3 of Schedule 3; and
  • (ii) would be of interest to potential buyers of the property interest;
• (h) if the property interest is or includes the whole or part of a leasehold interest, information which-
  • (i) relates to one or more of the matters described in paragraph 3 of Schedule 4; and
  • (ii) would be of interest to potential buyers of the property interest;
• (i) documentary evidence of such safety, building, repair or maintenance work as has been carried out in relation to the property since the date of any home condition report included in the pack under regulation 8(h)(i) or 8(j);
• (j) any warranty, policy or guarantee for defects in the design, building, or completion of the property, or its conversion for residential purposes;
• (k) one or more of the following search reports, which comply with Parts 1 and 3 of Schedule 8, which record the results of a search relating to the property and which relate to any of the following matters-
  • (i) information held by or derived from a local authority, and dealing with matters supplementary to those contained in the search reports required by regulation 8(m) or 8(n);
  • (ii) common land;
  • (iii) rights of access to, over or affecting the property interest;
  • (iv) ground stability, the effects of mining or extractions or the effects of natural subsidence;
  • (v) actual or potential environmental hazards, including the risks of flooding or contamination from radon gas or any other substance;
  • (vi) telecommunications services;
  • (vii) sewerage, drainage, water, gas or electrical services;
  • (viii) the potential or actual effects of transport services, including roads, waterways, trams and underground or over-ground railways; or
  • (ix) liabilities to repair or maintain buildings or land not within the property interest;
• (l) where it would be of interest to potential buyers of the property interest, a document which-
  • (i) records the results of a search relating to other premises in the vicinity of the property; and
  • (ii) would otherwise be a report of the type required by regulation 8(m), 8(n) or 8(o) or authorised by paragraph (k) of this regulation, if references in those provisions and in Schedules 8, 9 and 10 to "property", "land" and "land on which the property is or will be situated" were references to those other premises;
• (m) any documents referred to in a search report included in the pack under regulation 8(m), 8(n), 8(o) (subject to paragraph 2(4)(b) of Schedule 10) or paragraphs (k) or (l) of this regulation; and
• (n) information which-
  • (i) relates to one or more of the matters described in Schedule 11; and
  • (ii) would be of interest to potential buyers of the property interest.

[21] Part 13 of the Land Registration Rules 2003 describes the nature and effect of exempt information and edited information documents. Under rule 136(1), a person may apply to the Chief Land Registrar for a document to be designated an exempt information document on the basis that it contains "prejudicial information". This is defined in rule 131 as information that if disclosed would cause substantial unwarranted damage or distress to someone, or would prejudice the commercial interests of the applicant. Under rule 136(2)(b), an application for designation must be accompanied by a version of the document that excludes the prejudicial information (an edited information document).

10. -(1) Subject to regulation 12 and Part 4, where the sale involves[22]-

• (a) the whole or part of a commonhold unit, which at the first point of marketing has not been registered by the Chief Land Registrar as a freehold estate in commonhold land; or
• (b) a leasehold property interest, which at the first point of marketing has not yet been created,

regulations 8 and 9 apply as respects that freehold estate or leasehold interest, as modified by this regulation.

(2) Where paragraph (1)(a) applies-

• (a) the sale statement must be completed as if the freehold estate had been registered by the Chief Land Registrar;
• (b) regulations 8(c), 8(d) and 9(f) apply as if for "is or includes" in each paragraph, there were substituted "to be registered as a freehold estate in commonhold land arises from";
• (c) paragraphs 1 and 2 of Schedule 3 do not apply;
• (d) regulation 9(g) and paragraph 3 of Schedule 3 must be construed by reference to the information expected to be relevant to the interest to be registered as a freehold estate in commonhold land; and
• (e) the home information pack must include documents consisting of or containing information which relates to the matters described in paragraph 4 of Schedule 3.

(3) Where paragraph (1)(b) applies-

• (a) the sale statement must be completed as if the leasehold interest had been created;
• (b) regulations 8(c), 8(d) and 9(f) apply as if for "is or includes" in each paragraph, there were substituted "is to be created from";
• (c) paragraphs 1 and 2 of Schedule 4 do not apply;
• (d) regulation 9(h) and paragraph 3 of Schedule 4 must be construed by reference to the information expected to be relevant to the interest to be created; and
• (e) the home information pack must include documents consisting of or containing information which relates to the matters described in paragraph 4 of Schedule 4.

[22] Under section 177(2) of the 2004 Act, any reference in the definition of "sale" to the disposal of an interest includes a reference to the creation of such an interest.

11. -(1) A home condition report complying with Schedule 5 must not be included in the home information pack if it was not completed for the purposes of the sale by the seller of the property interest.

(2) No pack document may be described as a "home condition report" unless it complies with Schedule 5.

12. -(1) Information advertising or marketing goods or services must not be included in a pack document-

• (a) by a responsible person;
• (b) at his request; or
• (c) with his permission.

(2) In paragraph (1), "information advertising or marketing goods or services" does not include-

• (a) trade names used to describe the materials used in the building of any premises;
• (b) the information described in paragraph 1(h) of Schedule 8 (description of how relevant search documents can be obtained); or
• (c) the information described in paragraphs 12, 19 and 20 of Schedule 10 (names of sewerage and water undertakers and those billing for sewerage and water services).

13. -(1) Subject to regulations 15 and 17, the documents required by these Regulations to be included in the home information pack under regulation 8 (including that regulation as modified by regulation 10) must be included before the first point of marketing.

(2) The pack documents authorised by these Regulations to be included in the home information pack under regulation 9 (including that regulation as modified by regulation 10) may be included at any time.

14. -(1) The following pack documents must be dated no earlier than three months preceding the first point of marketing-

• (a) official copies included in the home information pack under regulation 8(c), 8(e) and 8(f); and
• (b) a certificate of an official search of the index map included in the pack under regulation 8(d)(i).

(2) The pack documents included under regulation 8(h)(i), 8(m), 8(n) and 8(o), (home condition reports and search reports) must be completed no earlier than three months preceding the first point of marketing.

(3) All other pack documents-

• (a) may be completed or dated earlier than three months preceding the first point of marketing; and
• (b) with the exception of home condition reports included under regulation 8(j), must be such versions of the documents as can reasonably be assumed to be the most recent to the first point of marketing.

(4) Where-

• (a) a pack document has been amended at any time before its inclusion in the home information pack; and
• (b) the amendment is not incorporated in the document,

that amendment must be included in the pack.

15. -(1) This regulation applies-

• (a) where regulation 17 does not apply; and
• (b) to the pack documents required to be included in the home information pack under any of paragraphs (d)(ii) to (o) of regulation 8, except paragraph (l) (report on a home not physically complete).

(2) If, despite all reasonable efforts and enquiries by the responsible person, a pack document to which this regulation applies cannot be obtained by him before the first point of marketing, but he believes on reasonable grounds that it is likely to become available afterwards-

• (a) the home information pack complies with the requirements of these Regulations where-
  • (i) he continues to use all reasonable efforts to obtain the document; and
  • (ii) the first point of marketing occurs no earlier than the end of the period of 14 days starting with the day a request for the document is delivered; and
• (b) the document must be included in the home information pack as soon as reasonably practicable.

(3) The time the document is included under paragraph (2)(b) becomes the first point of marketing for that document-

• (a) for the purposes of any provision of these Regulations that requires the age or currency of a pack document to be determined by reference to a period preceding the first point of marketing; and
• (b) until such time (if any) as a further first point of marketing arises in relation to the sale under regulation 3(4).

(4) In paragraph (2)(a)(ii)-

• (a) the reference to a request is to a request properly addressed to a person who usually provides or is likely to provide such a document, and which is-
  • (i) made in such form;
  • (ii) contains all such information; and
  • (iii) includes such payment or an undertaking to make such payment,
  • as is usually necessary to obtain that document; and
• (b) the reference to the day a request for a document is delivered shall be construed in accordance with regulation 16.

16. -(1) Subject to paragraphs (2) and (3), the day a request for the document is delivered is for the purposes of regulation 15(2)(a)(ii), depending on the method of delivery-

• (a) the day the request is served personally on the intended recipient;
• (b) the day it would be delivered to the intended recipient's address in the ordinary course of post or (if sooner), the day on which it is proved to have been actually delivered;
• (c) the day it is left at the intended recipient's address;
• (d) the second day after it is left at the document exchange of the person making the request or (if sooner), the day on which it is proved to have been actually delivered; or
• (e) the day it is sent by fax or electronic communication to the intended recipient's address or (if later), the day on which it is proved to have been actually delivered.

(2) Subject to paragraph (3), where a request for a document is delivered to the Chief Land Registrar, the day the request is delivered is for the purposes of regulation 15(2)(a)(ii), the day it is delivered in accordance with, or under, the Land Registration Act 2002[23]-

• (a) personally;
• (b) by post, and is the day it would be delivered to the Chief Land Registrar in the ordinary course of post or (if sooner), the day on which it is proved to have been actually delivered;
• (c) by document exchange, and is the second day after it is left at the document exchange of the person making the request or (if sooner), the day on which it is proved to have been actually delivered;
• (d) orally; or
• (e) by telephone, fax or other electronic method.

(3) Where a request for a document-

• (a) is made in parts, the day the request is delivered is the day the last part is delivered;
• (b) is delivered more than once, the day the request is delivered is the first day on which a request is delivered; and
• (c) is delivered using more than one method of delivery, the day the request is delivered is the first day on which a request is delivered.

(4) In paragraph (1)(a), a document is served personally-

• (a) on an individual by leaving it with that individual;
• (b) on a business by leaving it with an employee or owner of the business; and
• (c) on any other body of persons corporate or unincorporate by leaving it with an employee or member of that body.

(5) References to a recipient's address-

• (a) in paragraphs (1)(b) and (c) are if the intended recipient is an individual-
  • (i) to his usual or last known residence; or
  • (ii) if his usual or last known residence is the property, to that address and an address (if any) at which it can reasonably be assumed he will be contacted;
• (b) in paragraph (1)(b) and (c), are if the intended recipient is a business or other body, to any principal or last known place of business from which the document requested is usually or likely to be provided; and
• (c) in paragraph (1)(e), is to any electronic address, identification or number published or provided by the intended recipient for the purposes of supplying the document requested.

[23] An application for an official copy of an individual register, for an official copy of any title plan referred to in an individual register, for an official copy of a document referred to in the register and kept by the Chief Land Registrar and for an official copy of an exempt information document made under Part 13 of the Land Registration Rules 2003 may be delivered by post, document exchange or personal delivery to the proper office of the Land Registry as designated by the Land Registration (Proper Office) Order 2003 (S.I.2003/2040) (as amended by the Land Registration (Proper Office) Order 2005 (S.I.2005/1765)). Under rule 132 of the Land Registration Rules 2003, an application for an official copy under Part 13 of those Rules may also be delivered by any other means of communication during the currency of a relevant notice given under Schedule 2 to the Land Registration Rules 2003, and subject to and in accordance with the limitations contained in that notice. Current notices provide for oral delivery and delivery by telephone, fax and on-line.

17. -(1) The provisions of regulation 8 specified in paragraph (2) do not apply where, after making all reasonable efforts and enquiries, the responsible person believes on reasonable grounds that the document in question-

• (a) no longer exists in any form; or
• (b) cannot be obtained from or created by any person.

(2) The provisions of regulation 8 referred to in paragraph (1) are paragraphs (d)(ii), (e), (f), (g) or (i).

18. -(1) This regulation applies to any document included in a home information pack under regulation 8 (including that regulation as modified by regulation 10).

(2) Where the responsible person amends such a document or obtains or creates a further version of it, he must-

• (a) include the amended document or the further version in the pack;
• (b) amend accordingly such translations, additional versions, summaries or explanations as are included in the pack under regulation 9(a), 9(b) or 9(c) or include a further version of such translations, additional versions, summaries or explanations; and
• (c) subject to paragraph (4), remove such documents as have been wholly superseded by a document included under sub-paragraphs (a) or (b).

(3) The time the responsible person amends a document or obtains or creates a further version of it under paragraph (2) becomes the first point of marketing for that document-

• (a) for the purposes of any provision of these Regulations that requires the age or currency of a pack document to be determined by reference to a period preceding the first point of marketing; and
• (b) until such time (if any) as a further first point of marketing arises in relation to the sale under regulation 3(4).

(4) Nothing in paragraph (2)(c) authorises a person to remove from a pack a home condition report complying with Schedule 5 (or any part of such a report), unless it has been included in contravention of regulation 11.

19. -(1) If the property is not physically complete before the first point of marketing, and becomes so after that time, but before the sale is completed, the responsible person must include in the home information pack-

• (a) either or both of the following-
  • (i) a home condition report which complies with Schedule 5; or
  • (ii) the terms of a new homes warranty which has not commenced, which otherwise complies with Schedule 6 and to which the property is expected to be subject, together with the document described in paragraph 4 of that Schedule (cover note); and
• (b) the energy performance certificate for the property where-
  • (i) a home condition report complying with Schedule 5 is not included in the home information pack under paragraph (1)(a)(i); or
  • (ii) such a certificate is obtained in addition to such a report which is so included and is dated later than any such report.

(2) A document required to be included in the pack under paragraph (1)(a) or (b) must be so included within the period of 14 days starting with the day the property becomes physically complete.

(3) Where such documents are included, a document included in the pack under regulation 8(l) (report on a home not physically complete) must be removed.

20. -(1) This regulation applies to any document included in a home information pack under regulation 9 (including that regulation as modified by regulation 10).

(2) A responsible person may-

• (a) include an amended document or further version in the pack; and
• (b) subject to paragraph (4), remove such documents as have been wholly superseded by a document or version included under sub-paragraph (a).

(3) The time the responsible person includes the amended document or further version under paragraph (2)(a) becomes the first point of marketing for that document-

• (a) for the purposes of any provision of these Regulations that requires the age or currency of a pack document to be determined by reference to a period preceding the first point of marketing; and
• (b) until such time (if any) as a further first point of marketing arises in relation to the sale under regulation 3(4).

(4) Nothing in paragraph (2)(b) authorises a person to remove from a pack a home condition report complying with Schedule 5 (or any part of such a report), unless it has been included in contravention of regulation 11.

21. If he is not the seller, the responsible person must provide the seller with a copy of any of the pack documents which the seller has requested him to provide for the purposes of ensuring the accuracy of the home information pack.

22. -(1) In this Part "non-residential premises" includes-

• (a) premises where the most recent use of the premises, is or was primarily non-residential; and
• (b) any dwelling-house where it is clear from the manner in which it is marketed that it is due to be converted for primarily non-residential use by the time its sale is completed, and all the relevant-
  • (i) planning permissions; and
  • (ii) listed building consents,
  • exist in relation to the conversion.

(2) For the purposes of this Part, where a question arises as to whether premises are-

• (a) non-residential premises; or
• (b) residential property by virtue of being ancillary land[24],
• the premises may be treated as non-residential premises if the conditions in paragraph (3) are met.

(3) The conditions referred to in paragraph (2) are that-

• (a) the total area of the land is 5 hectares or more; and
• (b) the most recent use of the land is or was primarily for one or more of the following purposes-
  • (i) horticulture or cultivation;
  • (ii) the breeding or keeping of animals or livestock; or
  • (iii) the use of land as grazing land or woodlands.

[24] Under section 148(1) of the 2004 Act, "residential property" consists of a single dwelling-house, including any ancillary land. "Ancillary land" is defined in section 177(1) as meaning in relation to a dwelling-house or a sub-divided building "any land intended to be occupied and enjoyed together with that dwelling-house or building".

23. In this Part, "non-residential premises" do not include-

• (a) premises due to be converted to a dwelling-house by the time the sale of the property interest is complete; or
• (b) a dwelling-house or a building ancillary to a dwelling-house used for either or both of the following purposes-
  • (i) letting under a lease; or
  • (ii) home working.

24. The duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property where-

• (a) the dwelling-house which is or forms part of the property is subject to a condition imposed under section 72(1)(a) of the Town and Country Planning Act 1990 regulating the use of the dwelling-house to either or both of the following-
  • (i) occupation for less than 11 months in any 12 month period; or
  • (ii) use only for holiday accommodation; and
• (b) that regulation of the use of the dwelling-house is clear from the manner in which the property is marketed.

25. The duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property where-

• (a) it is to be sold with one or more non-residential premises;
• (b) the dwelling-house which is or forms part of the property is ancillary to those non-residential premises;
• (c) at the time the first point of marketing would have otherwise occurred, the seller does not intend to accept an offer to buy the property in isolation from any one of those non-residential premises; and
• (d) it is clear that he would not do so from the manner in which the property is marketed.

26. The duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property where-

• (a) the dwelling-house which is or forms part of that property was most recently used for both residential and non-residential purposes; and
• (b) the manner in which it is marketed suggests it is suitable for-
  • (i) non-residential use; or
  • (ii) both residential and non-residential use.

27. -(1) Subject to paragraph (2), the duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property where-

• (a) the dwelling-house which is or forms part of that property is to be sold with one or more other dwelling-houses;
• (b) the dwelling-houses mentioned in sub-paragraph (a) are not dwelling-houses to which Part 5 of the 2004 Act applies by virtue of section 171(2) of that Act;
• (c) at the time the first point of marketing would have otherwise occurred, the seller does not intend to accept an offer to buy any one of those dwelling-houses in isolation from another; and
• (d) it is clear that he would not do so from the manner in which the dwelling-houses are marketed.

(2) Paragraph (1) does not apply to one or more dwelling-houses which are ancillary to a principal dwelling-house.

28. The duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property-

• (a) which is unoccupied;
• (b) whose condition poses a serious risk to the health or safety of its occupants or visitors; and
• (c) where the manner in which the property is marketed suggests it is unsuitable for occupation in that condition.

29. -(1) The duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property where-

• (a) it is clear from the manner in which the property is marketed that-
  • (i) the dwelling-house which is or forms part of the property is suitable for demolition; and
  • (ii) the resulting site is suitable for re-development;
• (b) all the relevant-
  • (i) planning permissions;
  • (ii) listed building consents; and
  • (iii) conservation area consents,
  • exist in relation to the demolition; and
• (c) in relation to the re-development-
  • (i) either outline planning permission or planning permission exists, or both; and
  • (ii) where relevant, listed building consent exists.

(2) In paragraph (1)(c)(i), "outline planning permission" means a planning permission for the erection of a building, which is granted subject to a condition requiring the subsequent approval of the local planning authority with respect to one or more of the following matters-

• (a) siting;
• (b) design;
• (c) external appearance;
• (d) means of access; or
• (e) the landscaping of the site.

30. -(1) In this regulation, "transitional period" means the period starting with 1st June 2007 and ending with 31st October 2007.

(2) Subject to paragraph (4), a seller or a person acting as an estate agent for a seller is not a responsible person in relation to a property by virtue of action taken during the transitional period, by him or on his behalf, which makes public the fact that the property is on the market[25] where, before that period begins-

• (a) the property was put on the market; and
• (b) further action was taken by him or on his behalf to market the property.

(3) Subject to paragraph (4), the duties under sections 155 to 159 of the 2004 Act do not apply in relation to a property which is put on the market during the transitional period where-

• (a) it was put on the market by or on behalf of the seller before that period begins;
• (b) it remained on the market until it was taken off the market because the seller accepted an offer to buy the property; and
• (c) it is put back on the market within 28 days of that offer being withdrawn or its acceptance repudiated.

(4) Paragraphs (2) and (3) cease to apply at the end of the transitional period.

[25] See sections 151, 152(1)(b) and 153(1)(b) of the 2004 Act.

31. The amount of a penalty charge specified in a notice given to a person under section 168 of the 2004 Act (penalty charge notices) shall be £200.

32. Section 168(1)(a) of the 2004 Act does not apply to a breach of a duty under section 155(1) or 159(2) of that Act to the extent that-

• (a) the content of a pack document, other than the home information pack index and the sale statement, fails to comply with any requirement of these Regulations; and
• (b) the responsible person believes on reasonable grounds that the document does comply with that requirement.

33. The Secretary of State shall approve one or more certification schemes, but before doing so must be satisfied that a scheme contains appropriate provision-

• (a) for ensuring that its members are fit and proper persons who are qualified (by their education, training and experience) to produce home condition reports;
• (b) for ensuring that its members have in force suitable indemnity insurance;
• (c) for facilitating the resolution of complaints against its members;
• (d) for requiring home condition reports made by its members to be entered onto a register kept pursuant to any regulations made under section 165 of the 2004 Act;
• (e) for the keeping of a public register of its members; and
• (f) for requiring all members of all certification schemes as have been approved, to make home condition reports using a standard form for the type of dwelling-house which is or forms part of the property, which-
  • (i) includes the terms prescribed in paragraph 2 of Schedule 5;
  • (ii) includes a statement of the procedures for the resolution of complaints against members;
  • (iii) includes a statement of such procedures as the certification scheme maintains for rectifying inaccuracies in a particular home condition report; and
  • (iv) includes a numerical scale for rating the conditions within the property.

34. An approved certification scheme must contain provision-

• (a) for ensuring that its objects and activities are compatible with protecting, promoting and facilitating the reliability and trustworthiness of home condition reports and home inspectors, with particular reference to potential and actual buyers, sellers and mortgage lenders of residential properties;
• (b) for ensuring that it produces and publishes a code as regards the conduct required of its members;
• (c) for the conduct of inspections of residential properties by its members; and
• (d) for ensuring that its members complete home condition reports complying with Schedule 5 using the standard form described in regulation 33(f).

35. The Secretary of State may withdraw approval from one or more certification schemes-

• (a) with immediate effect; or
• (b) with written notice-
  • (i) with effect from a date specified in the notice; or
  • (ii) temporarily for a period specified in the notice.