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 They do not check what was withdrawn from the planning portal, what enforcement history predates the current system, or what constraints are buried in a 1987 title register.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.
We don't stop at what the portal returns. We reach back into legacy systems, committee archives, title registers and enforcement records — and map the full planning landscape around the site.
Proprietary systems that query live portals directly — including those with DNS-level blocks, JS-rendered systems, and session-based access controls that defeat every standard tool.
Every application in the postcode cluster — approved, refused and withdrawn. Comparable precedent identified, officer wording extracted, patterns mapped across decades.
Officer reports, committee meeting minutes, vote records, conditions in full. The arguments that worked and the ones that did not. Never in a standard search.
Full title — covenants, restrictive conditions, access rights, registered charges. The constraints portals never show but that materially affect every case.
Live enforcement notices, planning contravention notices, stop notices. Pre-merger authority records. History that portals do not always surface but that materially affects every case.
We read the data and tell you what it means. Where the LPA has consistently refused and why. What the comparable consents say about a viable route. Ranked and delivered.
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.
| Single report | £149–249 | Pay before we start |
| 4+ reports/month | from £50 | Per report, volume rate |
| White-label | Included | At volume |
Real intelligence from real acquisitions. Anonymised. This is exactly what we deliver.
Seller had concealed a CLEUD withdrawal for 18 years — invisible to CON29 and every standard search. Two further title constraints surfaced from the Land Registry. Transaction renegotiated before exchange. Client protected. 4 pages.
Vendor story vs planning recordFull planning history retrieved from a DNS-blocked portal — including what the vendor did not disclose. Withdrawn applications, enforcement history, title constraints and cluster analysis. What you need before advising your client to commit. 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.