If you’re buying a property, chances are the Buyer’s Pack will turn up early in the process – and for many, it’s where the confusion begins. It sounds official – and it is – but few people really understand what it’s for, what’s inside, or how it helps. That’s why it’s the focus of next week’s IPSA Kind of Magic podcast.

The episode – Essential Searches: Demystifying the Buyer’s Pack – goes out live at 1pm next Wednesday. I’ll be in conversation with our regular host Gareth Wax, who also produces and directs the show. Gareth keeps the conversation flowing, while I’ll be digging into the detail – explaining the contents of the pack and, more importantly, the value of proper searches. We may also be joined by one or two IPSA members, diary permitting.

So, what actually is the Buyer’s Pack? Put simply, it’s a set of legal documents prepared by the seller’s solicitor once a sale is agreed. It includes a draft contract, the title documents, and a handful of completed forms where the seller discloses key information about the property – like what’s staying behind, whether there have been any disputes, and what building works have been done.

If there’s an Energy Performance Certificate – and not all properties have one – it’ll usually be included. For leasehold homes, a management pack will also come into play, outlining things like ground rent, service charges, and who’s responsible for what.

But while these documents set the scene, it’s the searches that provide the real substance. These are the checks that reveal what you can’t see on a viewing. That might be flood risk, nearby planning activity, contaminated land or drainage issues. The type of searches you need depends on where the property is – but every Buyer’s Pack should include the core ones. That means a local authority search, a drainage and water report, and an environmental search. In some areas, you’ll also need mining searches or more specialised reports.

And this is where IPSA’s network makes a real difference. Our members are Independent Personal Search Agents, each working in their own local patch. They’re not just data-gatherers – they’re experts in the places they cover. They know the quirks of the councils, the layout of the land, and the red flags that don’t always jump off the page.

Each member offers their own buyer-facing service – mine’s called Know Your Place. It provides the standard reports you’d expect, but it also comes with real backup. If something in the search needs clarification, we’re there. If a solicitor has a follow-up query, they speak directly to the person who carried out the search. That’s what sets IPSA apart – it’s not just about what’s delivered, it’s about who delivers it.

On the podcast, Gareth and I will walk through what should be in the pack, what can be missed, and why the right searches are so vital – not just for legal protection, but for peace of mind. Whether you’re buying your first home or advising clients every day, we think this episode will help make sense of a part of the process that doesn’t always get enough airtime.

You can tune in live on Wednesday at 1pm – or catch up on the recording later if you prefer. And if you’ve got any questions or would like to get involved in future episodes, drop us a line:
? Gareth Wax – gareth@mphats.com
? Hamish McLay – hamish@ipsa-uk.org
We look forward to having you with us. Because when it comes to buying property, it’s not just about ticking boxes – it’s about knowing what’s inside the box, and why it matters.