Auction due diligence isn't complicated — but it is sequential. Do things in the wrong order and you waste money on surveys for properties you'd have ruled out from the legal pack. Do them in the right order and you arrive at auction day knowing exactly what you're buying, what it'll cost, and what your maximum bid should be.
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Before the Auction — Initial Screening
Do this before you spend time or money on anything else. Most lots don't make it past Stage 1.
Financial Viability
Basic Property Research
Before the Auction — Legal Pack Review
The legal pack is your due diligence. This stage cannot be skipped or rushed. See our full guide: What Is an Auction Legal Pack?
Document Completeness Check
Check these are present. If any are missing, contact the seller's solicitor before bidding.
All properties:
Leasehold properties — additional:
Tenanted properties — additional:
Where works have been done:
Special Conditions — Read Every Word
Title Analysis
Lease Analysis (Leasehold Only)
Search Review
Before the Auction — Surveys and Condition
Property Condition
Before the Auction — Finance
Finance Preparation
On Auction Day
Before You Bid
If You Win
After the Auction — Completion
Post-Auction Checklist
Red Flags That Should Stop You Bidding (or Significantly Lower Your Maximum Bid)
If you encounter any of these, either walk away or get specialist advice before bidding. See the full guide: 10 Red Flags in Auction Legal Packs
- Possessory title without adequate indemnity insurance
- Lease under 80 years with no extension plan in your budget
- Missing management information pack on a leasehold property (assume there's a reason)
- Overage clause you haven't modelled financially
- Restrictive covenant that conflicts with your intended use
- Completion period under 10 working days without bridging already formally approved
- Significant missing searches with no explanation from the seller's solicitor
- TA6 with multiple "not known" answers on material questions
- Major works pending on a leasehold flat with no reserve fund
Run Through This Checklist Automatically
Working through a legal pack manually takes 2–4 hours for a freehold, longer for leasehold. PackCheck analyses your legal pack PDF and flags the key risks automatically — in minutes, not hours.
Upload your legal pack →Frequently Asked Questions
How long does due diligence take at auction?
If you're doing it properly, allow 2–4 hours minimum for a freehold legal pack (longer for leasehold), plus time for viewings and finance conversations. This is why experienced investors start the moment a catalogue is released — 3–4 weeks before auction day — rather than the night before.
What if I don't have time to complete due diligence?
Then don't bid. The auction will happen again, or another lot will come up. Incomplete due diligence at auction is genuinely dangerous — you're signing a legally binding contract with no ability to withdraw once the hammer falls.
Can I do all of this myself without a solicitor?
Experienced investors with a strong background in legal pack analysis can do most of Stage 2 themselves. For most buyers — particularly for leasehold properties, properties with complex titles, or properties where significant issues have been identified — a solicitor review is essential before bidding.
What's the most common due diligence mistake?
Not reading the Special Conditions. Most buyers check the title and the searches, then skip straight to the catalogue description. The Special Conditions are where the hidden costs and obligations live, and they're legally binding from the moment you win.
Does the checklist apply to modern method auctions too?
Most of it, yes. The key differences with modern method: you have more time to complete (56 days typically), you pay a reservation fee rather than a full 10% deposit on the day, and in theory you can still withdraw (though you lose the reservation fee). The legal pack review process is the same.