Unresolved CLEUDs, pre-merger enforcement notices, title constraints outside any planning portal — the planning history CON29 cannot surface. We retrieve it using proprietary systems that access live portals directly. Formatted as a professional disbursement report. Delivered in 48 hours.
This is what the gap looks like in practice — and what happens when it's found before exchange.
Finding: Application 21/2007/0304 — a Certificate of Lawfulness for existing use, withdrawn 2007. The property's lawful dwelling status was unconfirmed. The vendor had known for 18 years. Not on CON29. Not on any standard search.
Also found: A 1949 National Trust covenant and a 1982 Secretary of State restriction in the title register — outside any planning portal, both material to the transaction and to your client's PI position.
Outcome: Transaction renegotiated before exchange. Your client's exposure documented. Report cost £249, passed as a disbursement, delivered in under 24 hours.
Total cost: £249 · Turnaround: under 24 hours · PI risk documented before exchange.
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Every application in the postcode cluster — approved, refused and withdrawn.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.
| 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 a live case. Anonymised for distribution.
North Wales AONB acquisition. Unresolved CLEUD status — seller aware 18 years. 1949 National Trust covenant. 1982 SoS restriction. Invisible to every standard search. Identified in 24 hours.
Planning consultantsSame case, full planning consultant version. Shows the cluster analysis, comparable decisions, officer wording extraction, and ranked strategic direction.
Submit the property and case context. We confirm scope, cost and turnaround. Payment by Stripe before we start. Passes as a disbursement.
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.