How it works · what you get
UK property history check — before you offer
A 30-second sanity check on any UK property, built for buyers about to make an offer. Free instant report on every UK postcode. £4.99 Premium adds 12+ paid data sections including ownership, ground risk and tribunal history. £6.99 Premium+ adds three AI audience-specific briefs and an on-demand Negotiation Report that typically saves buyers £3,000-£15,000 on the offer.
How it works
Free instant check first. Upgrade only if the property is worth a closer look. Premium+ if you want the AI briefs that turn flags into specific actions for your conveyancer, surveyor and broker.
- 1
Enter the postcode or address
Type any UK postcode or full address. We use Google Places autocomplete for addresses and postcodes.io for postcodes — both return the exact UPRN when available.
- 2
See the free instant report
Sales history since 1995 (HM Land Registry), EPC rating + build year (MHCLG), flood risk + zone (Environment Agency), 12-month crime (Police.uk), council tax band (VOA), 5 closest schools + Ofsted ratings (GIAS), broadband + 4G/5G coverage (Ofcom). All instant, no sign-up.
- 3
Upgrade to £4.99 Premium if it's worth a closer look
Adds: full British Geological Survey ground-risk panel (shrink-swell, landslide, mining, radon); ownership flag (UK + overseas company via HMLR CCOD/OCOD); Companies House owner check (insolvency, outstanding charges, disqualified directors); Building Safety Regulator Higher-Risk Building register status; First-tier Tribunal Property Chamber decision history; listed/conservation/Article 4/TPO overlays; AI buyer's verdict + 8-12 tailored seller questions; permanent shareable URL.
- 4
Go to £6.99 Premium+ (or upgrade for £2) for the action layer
Adds four AI-grounded add-ons that turn every flag into a decision: Negotiation Report (typically saves £3,000-£15,000), AI Solicitor brief (TA6 enquiries for your conveyancer), AI Surveyor brief (specific items for your RICS surveyor), AI Mortgage broker brief (lending-friction flags).
The headline Premium+ feature
Negotiation Report — typically saves £3,000-£15,000
Enter the asking price. We model a defensible offer range from the live data, with an AI buying-agent rationale you can forward to the estate agent. Buyers routinely save 1-3% of the asking price by offering grounded in documented evidence rather than offering blind.
1 · Comparable sales (HM Land Registry)
Every recorded sale within 0.5 miles in the last 12 months, ranked by similarity (property type, build year, floor area, tenure). The £/m² is calculated and shown so you can see how your asking price compares.
2 · Bank of England rate context
Live Bank Rate (IUDBEDR), 5-year nominal zero-coupon gilt yield (IUDSNZC), 20-year (IUDLNZC). Tells you the market-implied rate path — what mortgages might cost at your next remortgage if the bond market is right.
3 · Land Registry UKHPI for the local authority
12-month price movement specific to the local authority district. If prices are trending down, that's leverage. If they're trending up, you'll know not to over-discount.
4 · Per-flag price adjustments
Every risk flag found in the report becomes a defensible adjustment to the offer: Flood Zone 2 (-2%), shrink-swell band 4 (-3%), BSR HRB without EWS1 (-8%), tribunal-active leasehold (-2%), Companies House charges on freeholder (-1.5%). All transparent. All cited.
5 · AI buying-agent rationale paragraph
Anthropic Claude reads the numerical model and writes a 200-300 word rationale in the voice of a professional buying agent. Ready to forward to the estate agent as your written offer letter.
6 · Affordability sketch at 75% LTV
Monthly mortgage payment modelled at today's Bank Rate + 1.5pp margin AND at the market-implied 5Y forward rate. Shows what you'd pay today and what your remortgage might cost.
Realistic London flat, full maths shown, no card needed.
What's in each tier
Same instant delivery on every tier. Same permanent shareable URL. Cumulative — each tier includes the one before.
£0
Instant, no sign-up
- ✓ Sales history since 1995 (HM Land Registry)
- ✓ EPC rating + build year
- ✓ Flood risk band + zone (Environment Agency)
- ✓ 12-month crime stats (Police.uk)
- ✓ Council tax band (VOA)
- ✓ 5 closest schools + Ofsted
- ✓ Broadband + 4G/5G coverage (Ofcom)
- ✓ Air quality + noise + ground-risk score
£4.99
One-time, instant report
- ★ Everything in Free
- ★ Full BGS ground-risk panel
- ★ Radon Affected Area band (UKHSA)
- ★ Listed grade + conservation + Article 4 + TPO
- ★ BSR Higher-Risk Building register
- ★ Ownership flag (UK + overseas, HMLR CCOD/OCOD)
- ★ Companies House owner check
- ★ Property Chamber tribunal history
- ★ AI buyer's verdict + seller-question pack
- ★ Permanent online URL
£6.99
Or £2 upgrade if you have Premium
- ★ Everything in Premium
- ★ 🎯 Negotiation Report — saves £3-£15k typical
- ★ AI Solicitor brief (TA6 enquiries)
- ★ AI Surveyor brief (specific items)
- ★ AI Mortgage broker brief (lending friction)
- ★ Higher priority support
Why our data wins
24+ official UK government data sources
All data is sourced live from official UK government APIs at the moment of purchase, under the Open Government Licence v3.0. The AI rationale is grounded on the actual data — it never invents flags. Every figure in the Negotiation Report ties back to a specific source.
All government data under the Open Government Licence v3.0. AI analysis runs on Anthropic Claude with prompts grounded on the data — no hallucinations.
What buyers actually use it for
Catching a corporate or overseas owner pre-offer
CCOD/OCOD live lookup flags UK + overseas company ownership before you commit to £1,500 of conveyancing. If the owner is an offshore entity without ROE compliance, your conveyancer would catch it at week 6-8 — but by then you've paid for searches.
Avoiding unmortgageable flats
Post-Grenfell, any building over 18m or 7 storeys is BSR-registered. Lenders refuse without an EWS1 A or B1. We flag it instantly so you can ask the freeholder before offering — not after surveys.
Negotiating with documented evidence
Premium+ Negotiation Report turns every flag into a defensible price adjustment, with an AI buying-agent rationale paragraph you can forward to the estate agent. Buyers typically save £3,000-£15,000 vs offering blind.
Briefing your solicitor in 1 email
The AI Solicitor brief is a TA6-style enquiry list ready to forward when you instruct. Saves 1-2 rounds of generic emails and targets the specific flags your property has.
Surveyor on target, not generic
Stops you paying £750 for a Level 2 that misses the local-specific issues. The AI Surveyor brief tells them exactly what to inspect on THIS property — "shrink-swell band 4 → diagonal cracking at corner returns".
Mortgageability check before applying
UK chain fall-through rate on mortgage refusal is around 40%. Our AI Mortgage broker brief surfaces the lending-friction flags so you can verify with your broker before applying.
The economics
UK property purchases involve £1,685-£3,650 of due-diligence costs from offer to exchange. About 1 in 3 transactions falls through, typically losing £400-£800 in non-refundable fees. The £6.99 Premium+ check is the highest-leverage spend in the entire process.
£6.99
Premium+ cost
Or £4.99 Premium + £2 upgrade after.
£3,000-£15,000
Typical Negotiation Report saving
1-3% of asking price on £300k-£500k home.
430-2,140x
Return on £6.99 spend
Best ROI in the entire home-buying process.
Frequently asked questions
- How does HomeBuyerCheck deliver a property report in 30 seconds?
- We pre-ingest the slow data sources (HM Land Registry sales history, HMLR CCOD/OCOD ownership, Property Chamber tribunal decisions) into our own database, and pull live from the fast government APIs (EPC, flood, crime, schools, planning) at the moment of purchase. Anthropic Claude then generates the AI buyer's verdict and briefs in parallel. End-to-end the orchestrator takes 30-60 seconds for Premium and 45-65 seconds for Premium+.
- What is the Negotiation Report and how much can it save?
- On the £6.99 Premium+ tier you enter the asking price and we model a defensible offer range from: (1) comparable sales within 0.5 miles in the last 12 months from HM Land Registry; (2) the current Bank of England Bank Rate and 5-year + 20-year gilt forward rates; (3) Land Registry UKHPI for the local authority showing 12-month price movement; (4) per-flag price adjustments for every risk found (flood, BSR HRB, ground risk, tribunal history, listed building, overseas owner, Companies House charges). The model produces a low / fair / high offer range with an AI buying-agent rationale paragraph and an affordability sketch at 75% LTV. Buyers typically save 1-3% of the asking price, £3,000-£15,000 on a £300k-£500k home, vs offering blind.
- What data sources do you use?
- 24+ official UK government sources under the Open Government Licence v3.0: HM Land Registry (sales + CCOD + OCOD), Companies House, Building Safety Regulator, First-tier Tribunal Property Chamber, MHCLG (EPC), Environment Agency (flood + climate), Police.uk (crime), GIAS / Ofsted (schools), Valuation Office Agency (council tax), Ofcom (broadband + mobile), Historic England (listed buildings), planning.data.gov.uk (conservation, TPO, Article 4, AONB, green belt, scheduled monuments), Coal Authority, British Geological Survey (ground risk), UKHSA (radon), DEFRA UK-AIR + Noise Mapping, Bank of England IADB (Bank Rate + gilt yields), ONS Census 2021, PVGIS, Ordnance Survey + OpenStreetMap. AI analysis runs on Anthropic Claude grounded on the actual data, never invented.
- What's the difference between Premium and Premium+?
- Premium (£4.99) delivers the data layer, ownership flag, Companies House owner check, BSR Higher-Risk Building register, Property Chamber tribunal history, full ground-risk panel, all the flags. Premium+ (£6.99) adds the action layer on top: AI Solicitor brief (TA6-style enquiries for your conveyancer), AI Surveyor brief (specific items to flag to your RICS surveyor), AI Mortgage broker brief (lending-friction flags before you apply), and the Negotiation Report (modelled offer range). Existing Premium buyers can upgrade in-place for £2, the original /r/{token} URL is preserved.
- Is this a substitute for a solicitor or surveyor?
- No. HomeBuyerCheck is informational and sits BEFORE you instruct a solicitor (£1,000-£1,500 typical UK conveyancing) or commission a RICS survey (£400-£1,500). Its job is to help you decide whether to commit to those costs and to surface flags you can use to renegotiate the asking price. The AI Solicitor brief is starting-point enquiries for the conveyancer, NOT legal advice.
- How fast is delivery?
- The free postcode-level report is instant (under 5 seconds). Premium and Premium+ reports are delivered by email within 60 seconds of payment with a permanent online report URL at /r/{token}. The Negotiation Report on Premium+ is on-demand, you trigger it from your /r/{token} page after entering the asking price.
- Does it cover Scotland and Northern Ireland?
- England and Wales for now. Scotland and Northern Ireland use separate land registries (Registers of Scotland + Land and Property Services NI), both on the roadmap.
Run a free check on the property you're viewing
30 seconds. No card. Decide whether to upgrade to Premium £4.99 or go straight to Premium+ £6.99 once you've seen the free data.