Sharpwell Files | Residential Property
One Wrong Certificate Nearly Cost the Entire Sale!
One Certificate. Critical Errors. How Sharpwell Took the Initiative to Secure Exchange.
12th October 2026
Management company delays, an inaccurate landlord’s certificate and a potentially deal-breaking final enquiry: how Sharpwell’s Residential Property Team anticipated the buyer’s concerns and resolved the issues before they could derail the transaction.
Our Residential Property Team acted on the sale of a property where progress had been delayed by the management company’s failure to provide the required landlord’s certificate. When the certificate was eventually received, it contained errors that threatened to create further complications and jeopardise the transaction.
The Challenges and Solutions
Management Company Delays
The transaction had already experienced delays while awaiting the landlord’s certificate, an essential document required to progress the sale.
Errors in Critical Documentation
When the certificate finally arrived, our team identified inaccuracies that required further clarification before the document could safely be provided to the buyer’s solicitors.
Anticipating the Buyer's Concerns
Rather than simply forwarding the certificate and waiting for further enquiries, our team approached the document from the buyer’s solicitor’s perspective, identifying the questions and concerns likely to arise.
Proactive Enquiry Management
We raised our own enquiries with the relevant parties and sought clarification before reverting to the buyer’s solicitors. Although this required additional work on the seller’s side, it avoided the risk of further rounds of correspondence and delay.
Resolving a Potential Deal-Breaker
The outstanding certificate issue represented the final enquiry and a potentially decisive obstacle to exchange. Our team ensured the response was sufficiently comprehensive and accurate to address the buyer’s concerns.
The Outcome
Smooth Exchange Achieved
Resolved the final outstanding enquiry, allowing the transaction to proceed smoothly to exchange.
Documentation Issues Addressed
Identified and tackled an inaccurate landlord’s certificate before it could cause further complications.
Delays Prevented
Anticipated the buyer’s concerns and addressed critical issues to keep the transaction on track for completion before month-end.
Proactive from Start to Finish
Took ownership of complex enquiries, demonstrated attention to detail and anticipated requirements to keep the transaction moving forward.
Attention to detail, anticipating the other side's requirements, proactive enquiry management and taking ownership of complex issues to keep transactions moving towards completion.
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