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Finding: Application 21/2007/0304 — a Certificate of Lawfulness for existing use, withdrawn 2007.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.
Your conveyancing search checks the land register. It does not check what was withdrawn from the planning portal four years ago. Enforcement notices, unresolved CLEUDs, withdrawn lawfulness applications — these do not appear in standard search packs and do not trigger indemnity flags until after exchange.
For rural and coastal property transactions the planning history gap is significant and the downside is real: a sale that falls through, a client who overpaid, a PI claim. A Planning Decoder report passes cleanly as a disbursement. At £149–249 per site, it costs less than one hour of your time. Delivered in 48 hours. Documented risk before your client commits.
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.
Download sample →Same case, full planning consultant version. Shows the cluster analysis, comparable decisions, officer wording extraction, and ranked strategic direction.
Download sample →Submit the property and case context. We confirm scope, cost and turnaround before any payment. Invoice on delivery. 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.