Real estate · Real estate team, banking support, paralegal
Prepare a report on title for a lender
A lender is taking security over three industrial units and needs a report on title before drawdown. The documents are read into a grid first, then the qualifications are written up into the report the bank will rely on.
- Agents
- Contract, Due Diligence
- First draft
- A first report with the qualifications listed comes back from one grid run and one drafting run.
The problem
Step 01 of 05
Load the title pack
Official copies, filed plans, the searches, the occupational leases and the overage deed are uploaded to a matter that names the lender and the borrower.
Project Halcyon: SPA warranties and disclosure
Buy-side warranty review, disclosure analysis and cited due-diligence grid.
- Client
- Halcyon Bidco Ltd
- Reference
- WC-2026-0412
- Practice area
- Corporate / M&A
- Jurisdiction
- England and Wales
- Responsible partner
- E. Vance
No conflict check on file.Chat, on this matter
Compare warranties with the disclosure letter.
Three high-priority exceptions require action: the unregistered charge, the change-of-control right and the tribunal claim.
Send a message… (@ to mention tools)BalancedPrepare for- 25 Aug
Disclosure exceptions matrix
Chat
- 21 Aug
Disclosure exceptions matrix
Run · completed · 560 credits
- 18 Aug
Project Halcyon: Disclosure Letter
Document · indexed
- 16 Aug
Project Halcyon: Share Purchase Agreement
Document · indexed
- 4 Aug
Matter opened
Opened
Step 02 of 05
Run a title grid
Columns cover title class, charges, restrictions, easements, covenants, planning, occupational interests and anything registered after the last search.
Document Parties and effective dateTEXT Term and renewalTEXT Limitation of liabilityTEXT Governing lawTEXT nda-hartwell-meridian.txt saas-agreement-northgate.txt board-minutes-hartwell.txt Step 03 of 05
Read the exceptions
The grid returns a restrictive covenant limiting use on one title, an overage deed with a trigger that includes refinancing, and an occupational lease that appears in the pack but not on the register.
Document Parties and effective dateTEXT Term and renewalTEXT Limitation of liabilityTEXT Governing lawTEXT nda-hartwell-meridian.txt saas-agreement-northgate.txt board-minutes-hartwell.txt Step 04 of 05
Write the report
The Contract Agent runs with Prepare for: Standard and Deliver as: Word, producing the report in the lender's structure with each qualification cross-referenced to its document.
Agent
Jurisdiction
Prepare for
Deliver as
Instruction
What should the agent look for?Documents
Drop a contract, or pick one from the matter
Also on the matter
- Offer_letter_v3.pdf2 pages
- Staff_handbook_2025.docx61 pages
- Board_minute_14_Aug.pdf3 pages
Platform model · zero data retention · audit register onStep 05 of 05
Sign off before drawdown
The partner checks each qualification against its source, confirms the searches are within date and ticks the items that must be cleared before completion.
Replace the UK/Ireland/EU non-compete with a 3 to 6 month restriction tied to competing corporate-law work.
Replace blanket data consent with a lawful-basis clause and a separate monitoring notice.
Remove the five-day carry-over cap and reference the statutory carry-over rules.
Narrow the client non-solicit to clients dealt with in the final 12 months.
Add an explicit working-time opt-out withdrawal mechanism.
Confirm the bonus clause states the discretion is exercised in good faith.
What comes back
A document, not a transcript.
- A report in the lender's own structure, with each qualification cross-referenced to the document that causes it.
- The three title issues that affect security value, set out first and separately from routine entries.
- A schedule of occupational interests, including the lease that does not appear on the register.
- Pre-drawdown action items covering the search validity dates and the overage trigger.
Authorities it checks
- Land Registration Act 2002, s 29
- Law of Property (Miscellaneous Provisions) Act 1989, s 2
What it does not do
- It does not certify title. The report is signed by a solicitor who has checked the qualifications against the documents.
- It does not order or renew searches, and it will not treat an out-of-date search as current.
- It does not resolve a discrepancy between the register and the pack; it names the discrepancy and asks.