An occupied property may still have missing, expiring or non-transferable permissions. Ask for the documents and check the exact address and proposed ownership.
Verify the current position
- Match owner, licence holder, manager, property and permitted occupation.
- Read conditions and outstanding works, not just the front page.
- Compare the actual layout and occupants with the authorised arrangement.
Check the buyer's obligations
- Ask which registrations or licences require a new application or notification when ownership changes.
- Confirm who will manage the property and their licensing position.
- Include local additional or selective schemes and any upcoming renewal.
Carry the findings into completion
- Record applications, responsible people and deadlines.
- Obtain the documents and evidence needed for ongoing management.
- Recheck material changes before completion and do not describe a pending application as approved.
Example: the seller says the licence stays with the house
A fictional seller supplies a licence in their own name and says it transfers automatically. Verify the authority's rules and the buyer's required application. The seller's assurance is not a substitute for the licensing position.
What to do
- Verify the current licensing and registration records.
- Check conditions, occupancy and transfer or new-application requirements.
- Resolve material gaps with the solicitor and authority before relying on them.
Evidence to keep
- Licences, registrations, conditions, expiry dates and official checks.
- Seller replies, council correspondence and planned applications.
Sources and guidance
- Landlord registrationRent Smart Wales · checked 20 October 2026
- Landlord and agent licensingRent Smart Wales · checked 20 October 2026
- Selective licensing: local authority guidanceUK Government · checked 20 October 2026
- Houses in multiple occupationUK Government · checked 20 October 2026
- Registering as a private landlordScottish Government · checked 20 October 2026
- Applying for an HMO licenceScottish Government · checked 20 October 2026