Full planning history, enforcement records, agricultural occupancy conditions, title constraints and comparable intelligence — retrieved from portals that standard searches cannot reach. Before your client exchanges. Any UK property. 48 hours.
Standard conveyancing searches check the land register. They do not check what was withdrawn from the planning portal, what enforcement history predates the current system, or what constraints are buried in a 1987 title register. These are the things vendors sometimes know and buyers do not — until after exchange.
This is what acquisition due diligence retrieval looks like in practice — on a site that every standard search missed.
Found: Application 21/2007/0304 — a Certificate of Lawfulness withdrawal from 2007. The property's lawful dwelling status had never been confirmed. The seller had been aware for 18 years. Invisible to CON29, invisible to standard portal search.
Also found: A 1949 National Trust covenant and a 1982 Secretary of State restriction in the Land Registry title — both outside any planning portal, both material to any future development proposal on the site, and both undisclosed at point of marketing.
Outcome: Transaction renegotiated before exchange. Buyer had documented evidence. The vendor's negotiating position changed entirely. Report cost £249. The acquisition went ahead — at a materially different price.
Total cost: £249 · Turnaround: under 24 hours · Outcome: renegotiated before exchange · Client protected.
Across every UK council, including pre-merger authorities, National Park systems and portals that block every standard search tool.
Rural property is regularly marketed with permitted development potential, conversion opportunity or extension capacity. The planning record tells you whether that story is accurate before your client makes an offer.
Our retail rate is £149–249 per report. For buying agents commissioning acquisition intelligence on a regular basis — whether as part of your standard due diligence process or for specific high-value mandates — we price it to fit your client fee structure.
Tell us what a typical mandate looks like. Country house? Rural agricultural? AONB? What level of planning intelligence would you want as standard, and what would make sense to pass as a disbursement to your client? Get in touch when you commission your first report and we will take it from there.
Real intelligence from real acquisitions. Anonymised. This is exactly what we deliver.
CLEUD withdrawal found (seller aware 18 years). National Trust covenant 1949. Secretary of State restriction 1982. Full postcode cluster. Transaction renegotiated before exchange. 4 pages.
Full site intelligence20 live applications retrieved from DNS-blocked portal. Comparable decisions, enforcement history, cluster analysis and strategic assessment. 13 pages.
Submit the postcode and what you need to know before advising your client. We confirm scope, cost and turnaround. Payment by Stripe before we start.
Intelligence reports produced by Sierra21 Software Studio — the team behind Planning Decoder. Proprietary extraction systems that query planning portals at a depth most professionals cannot access manually.