When you're buying a property, you quickly get used to hearing about the Buyer’s Pack. It’s the bundle of key documents and searches that’s meant to give buyers the confidence to move forward. In most cases, it does a good job. But here's the catch: it’s not the full story.

This week on IPSA Kind of Magic, we’ll be diving into this very topic – live at 1pm on Wednesday 29th May. Gareth Wax will be in the chair, and I’ll be joined by our board advisor and expert searcher Jackie Dyson.

Together, we’ll be talking about the gaps that can exist in a standard Buyer’s Pack – and why knowing what isn’t there can be just as important as knowing what is.
When you open a typical Buyer’s Pack, you’ll see some familiar names. Local Authority Searches, Environmental Reports, Water and Drainage Searches. All good, all important. But what about the things that aren’t immediately flagged? What about the risks that sit quietly in the background, unnoticed until they become a very real – and often very expensive – problem?

For instance, when was the last time you heard someone double-check whether a Title Plan properly matched the land boundaries the buyer thinks they’re purchasing? It’s easy to assume everything lines up, but boundary issues can be messy, stressful, and costly to fix later.
And while most packs will include a Title Register, not every buyer understands what they’re looking at, or that it might reveal restrictions, covenants, or ownership oddities that deserve a second glance.

Then there’s the land itself. Properties near rivers, canals, lakes or even old mill races might carry risks that aren’t covered fully by a basic environmental search. Waterways can shift, and with them, the risks of flooding and erosion.

And if you’re buying by the sea? Coastal erosion isn’t something from history books – it's happening right now on many parts of the UK coastline. In some cases, buyers have found themselves living just a few metres away from a fast-receding cliff edge. That’s the kind of surprise no one wants.

Flood risks are another major point. It’s not just rivers bursting their banks any more. Flash floods and surface water flooding are increasing, especially as weather patterns become more unpredictable. Even if the property has never flooded before, it doesn’t mean it won’t in the future.

Sometimes the risks are even stranger. Imagine buying a beautiful old village house, only to discover you are responsible – by ancient law – for paying towards the upkeep of a church roof. Chancel repair liabilities, while rare, still exist and can cost unsuspecting homeowners thousands of pounds. If your conveyancer isn’t asking the right questions or ordering the right checks, you could be caught out.

And let’s not forget planning issues. That lovely green field behind your new home? It might not stay green for long if there are permissions in place for new developments. A good Planning Report can uncover what might be coming next – and help buyers avoid nasty surprises.

The truth is, many of these extra layers of protection are available – but they’re not always included in the initial Pack. Sometimes they’re additional searches that need to be requested. Sometimes they’re follow-up questions that need to be asked. And that’s where experience and local knowledge really come into their own.
IPSA members, with their focus on personal service and deep local understanding, know how to spot when something might not add up. They know which questions to ask, and which searches to recommend based on the location and the type of property. It’s this blend of skill, vigilance, and commitment to doing the job properly that makes all the difference.

In our podcast this Wednesday, we’ll be sharing real-world examples and explaining how you can help clients protect themselves better – whether you're a conveyancer, an agent, or simply someone who wants to buy smarter.

So, if you want to make sure you're seeing the full picture – not just the parts that are easily packaged up – tune in to IPSA Kind of Magic live this Wednesday at 1pm.

Bring your questions, your stories, and your curiosity. And if you can’t join live, don't worry – the recording will be available afterwards on our usual channels.
Because when it comes to buying property, what you don’t know really can hurt you. And a little extra knowledge could be the best investment you ever make.

For podcast enquiries or media contact:

Gareth Wax – gareth@mphats.com
Hamish McLay – hamish@ipsa-online.org.uk