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Can You Ask the Seller Questions About the Home Report?
When buyers can raise questions about a Home Report and what should normally go through a solicitor.
Article introduction
- Sellers preparing to market a property in Scotland.
- Homeowners comparing surveyor quotes, timing and service quality before instructing anyone.
- Buyers reviewing a Home Report before making or revising an offer.
When buyers can raise questions about a Home Report and what should normally go through a solicitor. The important point is to use the Home Report as a decision tool, then get specific advice where the property, valuation, legal position or lending position needs it.
Can You Ask the Seller Questions About the Home Report: the short version
When buyers can raise questions about a Home Report and what should normally go through a solicitor. In Scotland, the Home Report is one of the main documents buyers and sellers rely on before a property is marketed or before an offer is made. It should help you understand condition, value, energy performance and seller-provided information, but it should not be read in isolation.
A practical way to approach it
The safest approach is to use the Home Report as an early decision tool, not a final answer to every question. Read the survey comments, the valuation, the Energy Report and the Property Questionnaire together. Then ask the right professional for the part that affects your decision, whether that is a surveyor, solicitor, mortgage adviser, estate agent or contractor.
What sellers should check
Sellers should check the timing, cost, surveyor suitability and any practical information needed before the inspection. Where the article relates to surveyor choice, also ask whether the surveyor has relevant local experience and whether their valuation is likely to be acceptable to mainstream lenders. A smooth sale is not just about getting a report; it is about avoiding avoidable buyer, solicitor or lender questions later.
- Confirm what is included in the quote or next step.
- Ask how quickly the survey or response can be completed.
- Check whether the surveyor understands the local area and property type.
- Keep written notes of any advice, quotes or clarifications.
What buyers should check
Buyers should look beyond the headline valuation and read the condition comments, repair categories, Energy Report and Property Questionnaire together. If something could affect mortgage lending, insurance, repair cost or resale value, do not rely on guesswork. Ask your solicitor, mortgage adviser, surveyor or a relevant contractor before making a decision you cannot easily unwind.
When local knowledge can matter
Local surveyors may understand street-by-street pricing, common construction styles, shared repair patterns, tenement issues, rural access points and recurring local defects better than someone with little area exposure. This is particularly useful where comparable sales evidence is limited or where similar properties often have the same repair themes. Local knowledge does not replace professional valuation evidence, but it can make the report more grounded in the market buyers are actually viewing.
Why lender acceptance should not be ignored
A Home Report can be useful to buyers, but a buyer who needs a mortgage may also need their lender to accept the valuation or request a transcript valuation. Some lenders have requirements around the surveyor or firm they will accept. For that reason, sellers should ask sensible questions before instruction, especially if they want the sale to be straightforward for mortgage-backed buyers. Buyers should check their own position with their mortgage adviser or lender.
Step-by-step next actions
- Read the relevant Home Report section carefully rather than relying only on the headline rating or valuation.
- List the questions that affect price, timing, mortgage lending or legal checks.
- Ask the right professional for each question: surveyor for condition or valuation, solicitor for legal/title matters, mortgage adviser for lending, and contractor for repair costs.
- If you are a seller, compare more than one quote where possible and ask about local coverage and lender acceptance.
- If you are a buyer, decide whether the issue changes your offer, your risk level or your willingness to proceed.
Before you act
Most Home Report points are manageable once they are understood, but rushing can create problems. Sellers should avoid choosing purely on headline price, especially where local market knowledge or lender acceptance may matter. Buyers should avoid treating the Home Report as a guarantee that no further checks are needed. The best use of the report is to identify the right questions early, before a sale stalls or an offer is made on the wrong assumptions.
Use the Home Report as evidence, not a verdict
The Home Report is most useful when it turns broad concern into specific questions: what was observed, what remains uncertain, what it might cost and whether it changes the buyer’s offer or willingness to proceed.
Read the documents together
Condition ratings make more sense alongside the surveyor’s detailed comments, valuation, Energy Report and seller’s Property Questionnaire. A modest-looking item can matter if several linked issues point to the same underlying risk.
Separate facts from unanswered questions
Note what the surveyor actually observed, what is outside the inspection scope and what is recommended for further investigation. Ask the seller about relevant history, but route important contractual or title questions through your solicitor.
Turn uncertainty into a cost or decision
Where a repair could materially affect your offer, obtain a realistic estimate rather than guessing. For legal matters use your solicitor; for mortgage implications use your lender or adviser.
Negotiation depends on the market too
A repair finding does not create an automatic right to a specific discount. Your negotiating position depends on the evidence, demand, competing buyers, the seller’s circumstances and how much risk you are prepared to accept.
Buyer checklist before offering
- Read every Category 2 and 3 comment.
- Review the valuation and Property Questionnaire.
- List unanswered repair/legal/lender questions.
- Get specialist prices where the amount could be material.
- Decide your maximum price and risk tolerance before negotiating.
FAQs about this topic
Is this the same as legal advice?
No. Use the article as guidance and ask a solicitor about legal decisions.
Should I speak to a surveyor?
Yes, if the issue relates to condition, valuation or survey wording.
Can this delay a sale?
It can if the issue is left until a buyer or lender raises it later.
What is the best next step?
Compare the report, ask clear questions and avoid making assumptions about cost or lending.
Should I get more than one quote or opinion?
Where cost, timing or surveyor suitability matters, comparing options can help you make a better decision. For technical or legal issues, a specific professional opinion may be needed.