92 Errol Street, Aigburth, Liverpool, Merseyside, L17 7DJ
Description
Property quick facts
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| Property address | 92 Errol Street, Aigburth, Liverpool, Merseyside, L17 7DJ |
| Type | 3 bedroom mid-terrace house (refurbishment project) |
| Auction date | 12/02/2026 |
| Guide / starting price | Guide Price: £180,000+ (starting bid stated as £180,000). Buyer should re-check the auction page for any addendum or changes on the day. |
| Tenure | Freehold |
| EPC | G (upgrade likely required for BTL strategy) |
| Rooms | 3 |
| Auction lot page | View on Sutton Kersh (auction listing) |
Property description
This three-bedroom mid-terrace sits just off Aigburth Road in an established South Liverpool location,
around 3 miles from Liverpool City Centre. The layout includes two reception rooms, a separate kitchen,
three bedrooms and a first-floor bathroom, plus a small rear yard. The property is positioned as a full-upgrade
refurbishment opportunity, so budgeting should assume modernisation throughout and an EPC improvement plan.
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Decision-grade max bid caps, legal pack flags, exit planning, and stress-tested numbers.
Market reference points (evidence available)
| Type | Address | Date | Price | Notes |
|---|---|---|---|---|
| Sold | 109 Errol Street, Liverpool, L17 7DH | May 2025 | £305,000 | 0.25 mile radius reference |
| Sold | 44 Errol Street, Liverpool, L17 7DJ | Jul 2025 | £310,000 | Closest same-street signal |
| Sold | 21 Errol Street, Liverpool, L17 7DQ | Mar 2025 | £290,000 | Local floor for “good condition” pricing |
| Sold | 31 Sandhurst Street, Liverpool, L17 7BT | Jun 2025 | £282,000 | Conservative anchor |
| Listed | Allington Street, Aigburth, L17 | Current | £295,000 | Asking price signal |
| Let (asking) | Rosslyn Street, Aigburth, Liverpool 17 | Current | £1,200 pcm | Rental anchor |
| Let (asking) | Allington Street, L17 | Current | £1,200 pcm | Rental anchor |
Suggested rent in the area (based on evidence available): £1,200 pcm.
Planning check
Is it inside Liverpool’s HMO Article 4 area (C3 to C4 for 3+ people)?
No
No
Note: Liverpool has other Article 4 controls (for example conservation-related). This Yes/No is for the HMO Article 4 direction.
Assumptions used (decision-grade caps)
- GDV scenarios: A (Min) £282,000, B (Mid) £300,000, C (Max) £310,000.
- Refurb stress tests: Minimum £25,000, Medium £35,000, Maximum £50,000.
- Bridging (auction purchase): 0.9% per month interest, interest-only, assumed 75% LTV on purchase price (adjust if your lender terms differ).
- Exit timeframes modelled: 6 months, 9 months, 12 months.
- Buyer auction admin charge: 1.35% + VAT of purchase price, minimum £1,800 + VAT (per listing). Buyer must confirm if any lot-specific fee applies.
- Stamp Duty: higher-rate SDLT assumed for an additional property purchase (buyer must confirm their own SDLT position).
- Sales costs (flip): estate agent + legal modelled as typical market allowances; confirm your exact agent fee and legal costs.
- Running/holding: simple utilities/council tax allowance used for sensitivity. Vacant property insurance and security may increase this.
- BTL operating costs: management, maintenance and void allowances included as a stress-test baseline.
Max bid caps (target: minimum £40,000 net flip profit after costs)
| GDV scenario | GDV | Refurb used | Exit timeframe | Suggested max bid to still clear £40k | Notes |
|---|---|---|---|---|---|
| GDV A (Min) | £282,000 | £35,000 (Medium) | 9 months | £169,000 | If the market only supports the low GDV, the £40k target is unlikely at £180k starting bid. |
| GDV B (Mid) | £300,000 | £35,000 (Medium) | 9 months | £184,000 | This is the “workable” cap if GDV lands around the local mid range. |
| GDV C (Max) | £310,000 | £35,000 (Medium) | 9 months | £193,000 | This only works if the finished product competes with the best local comparables. |
Hard stop cap: £180,000 (designed to protect the £40k target if the exit drags to 12 months under the mid GDV and medium refurb case).
Absolute walk-away cap: £187,000 (beyond this, the downside case starts to compress to break-even once full costs and time are included).
Buyer must still check the auction pack for any lot-specific special conditions, seller legal fee clauses, or additional charges that change these caps.
Mini auction day checklist (5 items)
- Hard Stop Rule: do not bid above the hard stop cap unless your confirmed GDV and scope justify it.
- Re-check guide price, addendum, and special conditions on the day.
- Confirm your funding timeline (auction completion deadlines and bridging drawdown speed).
- Validate your scope with a builder walk-through and a contingency allowance.
- Confirm exit route (agent appetite for GDV level, buyer demand, and likely time on market).
FULL MATRIX: Net flip profit (£) (viewer friendly)
Three bid scenarios are shown to keep the matrix readable:
£180k (Starting), £185k (Mid), £193k (Max under GDV C).
Profits are net after typical auction costs, SDLT, refurb, finance (0.9% per month), and a standard flip sale allowance.
GDV A (Min) = £282,000
| Refurb | Bid £180,000 | Bid £185,000 | Bid £193,000 | ||||||
|---|---|---|---|---|---|---|---|---|---|
| 6m | 9m | 12m | 6m | 9m | 12m | 6m | 9m | 12m | |
| £25k (Min) | £41,828 | £37,433 | £33,038 | £35,220 | £30,824 | £26,429 | £24,634 | £20,239 | £15,844 |
| £35k (Med) | £31,828 | £27,433 | £23,038 | £25,220 | £20,824 | £16,429 | £14,634 | £10,239 | £5,844 |
| £50k (Max) | £16,828 | £12,433 | £8,038 | £10,220 | £5,824 | £1,429 | -£391 | -£4,786 | -£9,181 |
GDV B (Mid) = £300,000
| Refurb | Bid £180,000 | Bid £185,000 | Bid £193,000 | ||||||
|---|---|---|---|---|---|---|---|---|---|
| 6m | 9m | 12m | 6m | 9m | 12m | 6m | 9m | 12m | |
| £25k (Min) | £59,828 | £55,433 | £51,038 | £53,220 | £48,824 | £44,429 | £42,634 | £38,239 | £33,844 |
| £35k (Med) | £49,828 | £45,433 | £41,038 | £43,220 | £38,824 | £34,429 | £32,634 | £28,239 | £23,844 |
| £50k (Max) | £34,828 | £30,433 | £26,038 | £28,220 | £23,824 | £19,429 | £17,634 | £13,239 | £8,844 |
GDV C (Max) = £310,000
| Refurb | Bid £180,000 | Bid £185,000 | Bid £193,000 | ||||||
|---|---|---|---|---|---|---|---|---|---|
| 6m | 9m | 12m | 6m | 9m | 12m | 6m | 9m | 12m | |
| £25k (Min) | £69,828 | £65,433 | £61,038 | £63,220 | £58,824 | £54,429 | £52,634 | £48,239 | £43,844 |
| £35k (Med) | £59,828 | £55,433 | £51,038 | £53,220 | £48,824 | £44,429 | £42,634 | £38,239 | £33,844 |
| £50k (Max) | £44,828 | £40,433 | £36,038 | £38,220 | £33,824 | £29,429 | £27,634 | £23,239 | £18,844 |
Strategy view: Flip vs Buy-to-Let vs BRRR (with stress test)
| Scenario (purchase) | Flip snapshot (GDV B, refurb £35k, 9m) | BTL net monthly cashflow (rent £1,200) | BTL stress net monthly cashflow | BRRR cash left in (refi at 75% of GDV B) |
|---|---|---|---|---|
| £180,000 | ~ £45,000 net | ~ £194 / month | ~ £26 / month | ~ £26,000 left in |
| £185,000 | ~ £39,000 net | ~ £176 / month | ~ £2 / month | ~ £32,000 left in |
| £193,000 | ~ £28,000 net | ~ £146 / month | ~ -£35 / month | ~ £41,000 left in |
Interpretation: Flip is margin-sensitive to GDV and time. BTL cashflow is positive on paper at lower bids, but the stress case compresses fast.
BRRR looks viable only if the refurb genuinely supports the mid-to-upper GDV and the property becomes mortgageable post-works.
BRRR looks viable only if the refurb genuinely supports the mid-to-upper GDV and the property becomes mortgageable post-works.
Legal pack section
For more information on the Legal pack, view the legal pack section.
Buyer should always read the General and Special Conditions and confirm any additional fees (including seller legal fees clauses) before bidding.
“Kill test” legal pack checklist (quick)
| Kill test item | Why it matters | Hard stop trigger |
|---|---|---|
| Special conditions add extra buyer costs | Directly reduces net profit and may break the max bid cap. | Any non-standard seller fees, uplift clauses, or penalty interest. |
| Title defects / restrictive covenants | Can block resale, extensions, or refinance. | Uninsurable defect or covenant that prevents intended works. |
| Unclear boundaries / rights of way | Creates disputes and delays. | Material boundary discrepancy without a clean remedy. |
| Tenure / vacant possession risk | Any occupancy risk can destroy timeline and finance. | Sitting tenants, unclear notices, or possession uncertainty. |
| Planning or building control issues | Refurb scope can escalate rapidly. | Unresolved enforcement, missing approvals that your lender requires. |
Document risks table (based on evidence available)
| Area | Observed / likely risk | Impact | Action |
|---|---|---|---|
| Auction conditions | Lot may carry special conditions and additional buyer fees. | Reduces profit, can break max bid cap. | Solicitor to confirm all special conditions before bidding. |
| Energy performance | EPC G suggests meaningful upgrade work may be needed for BTL. | Extra cost and programme time. | Build EPC improvement into scope and budget. |
| Refurb scope | “Full upgrade” positioning indicates higher unknowns behind finishes. | Budget creep and timeline risk. | Survey + contractor walk-through before bidding. |
Costs included in the modelling (buyer should re-check pack)
- Auction buyers admin charge: 1.35% + VAT (min £1,800 + VAT).
- Stamp Duty: higher-rate SDLT assumed (confirm your own position).
- Typical buyer legal: allowance included (confirm your solicitor quote).
- Refurb: stress-tested at £25k / £35k / £50k.
- Finance: bridging interest at 0.9% per month plus standard arrangement/broker allowances.
- Sale costs (flip): typical agent + legal allowance included.
Buyer must check the auction pack and addendum for any additional costs relevant to this lot (for example seller legal fees clauses or special conditions).
Verdict
Bid: only if you can stay at or below £180,000 hard stop OR you have high-confidence GDV evidence and a controlled refurb scope.
Caution: if your realistic GDV is closer to the low case or your refurb is likely to be in the maximum band.
Walk Away: if bidding pushes beyond £187,000 without a strong GDV and fast timeline.
Bottom line: At the starting bid, the flip can work, but only if the finished GDV lands around the mid range and you keep time and scope tight.
The BTL works best as a yield play if you secure a low-enough price and upgrade the EPC path for long-term compliance.
BRRR is viable only if post-works mortgageability and valuation are achieved, otherwise the cash left in rises quickly.
The BTL works best as a yield play if you secure a low-enough price and upgrade the EPC path for long-term compliance.
BRRR is viable only if post-works mortgageability and valuation are achieved, otherwise the cash left in rises quickly.
Disclaimer: Decision support only, not legal/financial advice. Always view the property and ensure you are satisfied structurally before bidding. Always have your solicitor confirm covenants, auction conditions, and any special conditions before bidding.
Legal Pack Analysed (Investor Preview)
This is not a summary.
This is a buyer-grade legal risk review.
Every auction and sourced deal comes with a legal pack.
Most investors either skim it… or ignore it entirely.
That’s where expensive mistakes happen.
Below analysis breaks down the actual risks, restrictions, and hidden clauses inside the legal pack that directly affect:
- Whether you can finance the deal
- Whether your exit works
- Whether the numbers you ran are even valid
Legal pack review: 92 Errol Street, Liverpool, L17 7DJ
Investor-grade decision support summary with red-flag checklist and solicitor questions.
Investor-grade decision support summary with red-flag checklist and solicitor questions.
Documents reviewed
| Section | Document | Date / Edition | Why it matters |
|---|---|---|---|
| Contract pack | Special Conditions (Auction) :contentReference[oaicite:0]{index=0} | Includes completion + costs | Sets your liability for fees, completion timetable, interest, title guarantee. |
| Title | Official Copy of Register (LA297435) :contentReference[oaicite:1]{index=1} | Edition date 06.01.2026 (entries shown 10 Jan 2026) | Confirms ownership, tenure, covenants and missing deed risks. |
| Title plan | Official Copy (Title Plan) LA297435 :contentReference[oaicite:2]{index=2} | Issued 25 Nov 2025 | Boundary position (general) and plan notes. |
| Searches | Liverpool City Council Regulated Local Authority Search :contentReference[oaicite:3]{index=3} | Date returned 03/12/2025 | Smoke control, planning/building regs entries, highway status. |
| Searches | Drainage & Water Search (CON29DW) United Utilities :contentReference[oaicite:4]{index=4} | Response date 25/11/2025 | Connections, public sewers in boundary, build-over constraints, charges. |
| Searches | Groundsure Homescreen (environment/flood summary) :contentReference[oaicite:5]{index=5} | Date returned 11/11/2025 | Contaminated land, flood risk, radon and flagged screenings. |
| Searches | Groundsure CON29M Coal Mining Search :contentReference[oaicite:6]{index=6} | Date returned 11/11/2025 | Coal mining risks (subsidence, mine entries, claims). |
| Indemnity | Intact Insurance Specific Risk Policy :contentReference[oaicite:7]{index=7} | Policy pack included | Indemnity included for an identified legal risk (see red flags). |
Red flags and must-check items before auction
| Red flag | What evidence available shows | What to do (solicitor + investor actions) |
|---|---|---|
| Costs risk Buyer pays seller fees and pack costs |
Special Conditions state you pay: £950 seller cost contribution; plus seller auction fees: £420 entry fee + 2.4% of sale price (minimum £2,400) + £300 admin; plus reimbursement of searches and indemnity policy. :contentReference[oaicite:8]{index=8} | Confirm all payable sums (and VAT status) with solicitor. Add these to your bid cap and completion funds immediately (they are not optional). |
| Title covenant risk Old covenants + missing deed |
Charges Register notes a 1904 conveyance contains restrictive covenants but the original deed/certified copy was not produced on first registration. :contentReference[oaicite:9]{index=9} | Ask solicitor: are covenants enforceable, and what practical restrictions remain? Treat any change-of-use plans (HMO, multi-unit, commercial, conversions) as higher risk until checked. |
| Use restriction “Private residence” style covenants |
Restrictive covenant schedule includes limits around trade/business use and use as a private residence (and similar wording in later historic conveyances). :contentReference[oaicite:10]{index=10} | If your plan includes anything beyond a standard single dwelling let, request solicitor confirmation (enforceability, beneficiaries, and risk of injunction). |
| Public sewer in boundary Development constraint |
CON29DW indicates public sewers/disposal mains/lateral drains within the property boundary and within 30.48m of buildings. :contentReference[oaicite:11]{index=11} | If you plan extensions or structural works, assume build-over consent may be needed. Budget for surveys/utility approvals and allow time risk. |
| Groundwater flooding Basement risk |
Groundsure Homescreen: overall flood risk low, but groundwater flooding is shown as moderate; risk is more relevant if there is a basement or below-ground areas. :contentReference[oaicite:12]{index=12} | If the house has a cellar/basement, treat as a diligence item (damp, tanking, pumps, insurance premiums). View internally and check for signs of historical moisture. |
| Indemnity policy signal “Missing particulars” |
The Intact policy references applicability to “Missing Particulars – Unknown restrictive covenants” and shows a policy amount of £150,000. :contentReference[oaicite:13]{index=13} | Ask solicitor: exactly what defect the indemnity is covering, and what you must NOT do (indemnity policies can be invalidated by contacting beneficiaries/authorities or disclosing issues). Ensure your planned works/financing will not breach policy terms. |
| Auction completion pressure 28-day completion + high interest |
Completion is 28 days after contract date; interest is 10% per annum above NatWest base rate if late; Notice to Complete triggers extra costs (buyer pays £250 + VAT). :contentReference[oaicite:14]{index=14} | Confirm funding is fully underwritten before bidding (bridging, cash, solicitor readiness). Build a timeline: ID checks, searches already provided, mortgage/bridge legals, valuation. |
Hard stop rule (auction legal pack)
- Do not bid unless your solicitor confirms you can complete within the stated timescale and you have cleared all “special conditions” costs into your budget. :contentReference[oaicite:15]{index=15}
- Do not assume you can extend, convert, or change use until covenants and sewer constraints are confirmed.
Section A: Contract and Special Conditions :contentReference[oaicite:17]{index=17}
Seller
Forster Street Development LTD (Company No. 13814481)
Forster Street Development LTD (Company No. 13814481)
Seller solicitor
Pearson Solicitors and Financial Advisers LTD, 31 Queen Street, Oldham, OL1 1RD
Pearson Solicitors and Financial Advisers LTD, 31 Queen Street, Oldham, OL1 1RD
Tenure
Freehold
Freehold
Title
LA297435
LA297435
Possession
Sold with vacant possession, sold as seen
Sold with vacant possession, sold as seen
Title guarantee
Limited title guarantee
Limited title guarantee
Deposit
10% payable to auctioneer as agent
10% payable to auctioneer as agent
Completion
28 days after contract date
28 days after contract date
Cost items created by Special Conditions
- £950 contribution towards seller’s costs (payable on completion). :contentReference[oaicite:18]{index=18}
- If Notice to Complete served: buyer pays £250 + VAT, and must complete within 5 working days of notice (excluding the day notice is given). :contentReference[oaicite:19]{index=19}
- Buyer pays seller’s auction-related fees: £420 entry fee + 2.4% of sale price (minimum £2,400) + £300 administration fee. :contentReference[oaicite:20]{index=20}
- Buyer reimburses seller for searches and the indemnity policy included in the pack.
- Late completion interest: 10% per annum above NatWest base rate (check wording with solicitor for calculation basis). :contentReference[oaicite:22]{index=22}
Investor note
These pack-driven charges can materially reduce your margin. Treat them as fixed deal costs when setting your maximum bid.
Also confirm if there are any additional auctioneer charges or special conditions elsewhere in the pack.
These pack-driven charges can materially reduce your margin. Treat them as fixed deal costs when setting your maximum bid.
Also confirm if there are any additional auctioneer charges or special conditions elsewhere in the pack.
Section B: Title, ownership, and covenant constraints :contentReference[oaicite:23]{index=23}
Headline title position
- Title: LA297435. :contentReference[oaicite:24]{index=24}
- Class of title: Title absolute. :contentReference[oaicite:25]{index=25}
- Registered proprietor: Forster Street Development LTD. :contentReference[oaicite:26]{index=26}
- Price paid (as stated on register): £150,000 (11 Dec 2025). :contentReference[oaicite:27]{index=27}
- Party wall note: the 1928 conveyance referenced includes a statement declaring boundary side walls as party walls. :contentReference[oaicite:28]{index=28}
Restrictive covenant signals (decision-grade summary)
- Register notes restrictive covenants exist in a 1904 conveyance, but the original deed/certified copy/examined abstract was not produced on first registration. This creates a “known unknown” on covenant detail and enforceability. :contentReference[oaicite:29]{index=29}
- The schedule of restrictive covenants includes “private residence” style restrictions and limitations on trade/business use, nuisance, and sale of intoxicating liquor. :contentReference[oaicite:30]{index=30}
What this means for investors
- If your strategy needs anything beyond a standard single dwelling use, you need solicitor confirmation of covenant risk.
- Indemnity insurance in the pack suggests a covenant-related uncertainty is being managed by policy rather than by locating the original covenant deed.
Title plan notes :contentReference[oaicite:32]{index=32}
- Title plan shows general position of boundaries, not the exact line. Measurements from printed copy may not be to scale. :contentReference[oaicite:33]{index=33}
- Use this as a boundary guide only. If you require precision (extensions, boundary disputes), you would need further checks/surveys. :contentReference[oaicite:34]{index=34}
Section C: Local Authority Search (Liverpool City Council regulated search) :contentReference[oaicite:35]{index=35}
Summary highlights (high-value items)
- Local land charges: property is subject to an “Other charges – Smoke Control Order”. :contentReference[oaicite:36]{index=36}
- Planning history: summary indicates no planning entries since 1 January 1990 (as per search summary page). :contentReference[oaicite:37]{index=37}
- Building regulations: summary indicates no building regulation entries since 1 January 2010 (as per search summary page). :contentReference[oaicite:38]{index=38}
- Development plan designation: shown as within a primarily residential area. :contentReference[oaicite:39]{index=39}
- Highways: Errol Street and rear access are shown as highways maintainable at public expense (HMPE) in the summary. :contentReference[oaicite:40]{index=40}
Investor interpretation
- Smoke Control Order: if you intend to change heating/appliances, ensure compliance (smokeless fuels, appliance requirements).
- No planning/building regs entries does not guarantee works were never done; it indicates none were revealed within the parameters of the search summary. View the property and ask your solicitor to confirm if any historic alterations need sign-off or indemnity. :contentReference[oaicite:41]{index=41}
Section D: Drainage & Water (United Utilities CON29DW) :contentReference[oaicite:42]{index=42}
| Topic | Answer | Investor implications |
|---|---|---|
| Foul drainage | Connected to public sewer :contentReference[oaicite:43]{index=43} | Standard position. Still inspect for shared/private drains responsibilities. |
| Surface water drainage | Connected to public sewer :contentReference[oaicite:44]{index=44} | Surface water charges apply. If you later confirm no connection exists, a rebate may be possible via UU process. :contentReference[oaicite:45]{index=45} |
| Surface water charge | Charge payable (£97.86 per financial year stated in report) :contentReference[oaicite:46]{index=46} | Minor cost item. Charges can change annually. |
| Public sewer in boundary | Yes (public sewers/disposal mains/lateral drains within boundary) :contentReference[oaicite:47]{index=47} | Development constraint If extending, assume build-over consent risk, redesign and timeline impact. |
| Public sewer within 30.48m of buildings | Yes :contentReference[oaicite:48]{index=48} | Reinforces build-over and utility access rights. UU has statutory access rights (subject to notice). :contentReference[oaicite:49]{index=49} |
| Water mains within boundary | No :contentReference[oaicite:50]{index=50} | Positive for extension planning, but private supply pipes may still exist and are not recorded in detail. |
| Water meter | No meter (as stated) :contentReference[oaicite:51]{index=51} | Billing basis shown as Rateable Value. Confirm with UU if you prefer metered supply later. |
Critical diligence item
Because public assets are within the boundary, any extensions, rear outriggers, or major groundworks should be treated as a consent-led project.
Budget for checks and time even if your refurb is “cosmetic”. :contentReference[oaicite:52]{index=52}
Because public assets are within the boundary, any extensions, rear outriggers, or major groundworks should be treated as a consent-led project.
Budget for checks and time even if your refurb is “cosmetic”. :contentReference[oaicite:52]{index=52}
Section E: Environmental screening (Groundsure Homescreen) :contentReference[oaicite:53]{index=53}
Headline outcome
- Overall professional opinion: PASS. :contentReference[oaicite:54]{index=54}
- Contaminated land liability: Passed. :contentReference[oaicite:55]{index=55}
- Flooding: overall low, but groundwater flooding is shown as moderate. :contentReference[oaicite:56]{index=56}
- Radon: Passed (not in a radon affected area). :contentReference[oaicite:57]{index=57}
- Screenings flagged: Energy, Transportation, and Planning Applications are “identified” as screenings in this report and would require the fuller report for details. :contentReference[oaicite:58]{index=58}
Investor interpretation
- If there is a cellar/basement, treat groundwater flooding as a real diligence item (damp, ventilation, tanking, insurance).
- Where the Homescreen flags “identified” screenings, assume there are nearby features worth checking if they affect resale or buyer perception. :contentReference[oaicite:59]{index=59}
Section F: Coal mining (Groundsure CON29M) :contentReference[oaicite:60]{index=60}
- Assessment: PASS. :contentReference[oaicite:61]{index=61}
- No identified past, present, or future underground coal mining influence, mine entries within 20m, subsidence claims since 31 Oct 1994, or mine gas emissions. :contentReference[oaicite:62]{index=62}
Decision takeaway
Coal mining risk does not appear to be a diligence blocker based on this report.
Coal mining risk does not appear to be a diligence blocker based on this report.
Section G: Indemnity insurance (Intact Specific Risk Policy) :contentReference[oaicite:63]{index=63}
What the pack indicates
- The policy is a “Specific Risk Policy” for residential real estate. :contentReference[oaicite:64]{index=64}
- It references “Missing Particulars – Unknown restrictive covenants” as applicable in the statements of fact section. :contentReference[oaicite:65]{index=65}
- A policy amount of £150,000 is shown in the certificate pages visible in the pack. :contentReference[oaicite:66]{index=66}
Hard stop question for solicitor
- Exactly what defect is being insured, and what actions invalidate the cover (for example contacting covenant beneficiaries or authorities, or disclosing the issue in certain ways)? :contentReference[oaicite:67]{index=67}
- Will your intended strategy (refurb, letting, lender requirements) remain compliant with policy conditions?
Kill test: legal pack checklist (fast investor screen)
| Checkpoint | Pass criteria | Fail outcome |
|---|---|---|
| Special Conditions costs | All seller fees and reimbursements are fully costed into your budget. :contentReference[oaicite:68]{index=68} | Walk away if margin is destroyed after these fixed costs. |
| Completion capability | Funding and solicitor ready for 28-day completion. :contentReference[oaicite:69]{index=69} | Walk away if you cannot reliably complete inside the timetable. |
| Covenant and indemnity alignment | Solicitor confirms covenant risk is acceptable and indemnity terms remain valid under your plan. | Caution to Walk away if strategy conflicts with restrictions or policy conditions. |
| Drainage build-over constraint | No extension plans, or you can obtain build-over approvals without killing timelines. :contentReference[oaicite:71]{index=71} | Caution if you need structural works and approvals are uncertain. |
| Flooding exposure | No basement exposure, or you have costed damp/tanking/insurance risk. :contentReference[oaicite:72]{index=72} | Caution if there is a cellar and clear evidence of moisture issues. |
Solicitor instruction list
- Confirm total payable completion costs under Special Conditions and any VAT, plus whether any further auctioneer fees apply. :contentReference[oaicite:73]{index=73}
- Advise on enforceability and practical risk of historic restrictive covenants, including the missing 1904 deed point. :contentReference[oaicite:74]{index=74}
- Review indemnity policy scope, conditions, and any lender-acceptance risk (and what would invalidate it). :contentReference[oaicite:75]{index=75}
- Comment on sewer-in-boundary implications for any future development and whether any consents are needed for planned works. :contentReference[oaicite:76]{index=76}
- Confirm Smoke Control Order implications for heating/appliance choices if relevant to your refurb plan. :contentReference[oaicite:77]{index=77}
Report date and update note
This legal pack analysis was completed on 11 February 2026. Always check the auctioneer website for new updates, revised documents, addendums, or amended special conditions before bidding.
Disclaimer: Decision support only, not legal/financial advice. View the property and ensure you are satisfied structurally before bidding. Always have your solicitor confirm covenants, auction conditions, and any special conditions before bidding.
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3 BedroomsBedrooms
1 BathroomBathrooms
Deal Numbers
Investment Financials
Detailed figures supplied by the deal source. Use these figures as a starting point for your own investment analysis.
01
Acquisition & Project Costs
Guide Price
£180,000
Indicative Known Deal Cost
£180,000
02
Projected Outcome
Figures are indicative.
Financial information is supplied by the listing source and may not include all purchase, finance, tax, legal, holding, refurbishment or disposal costs. Investors should independently verify all figures and assumptions before proceeding.
Location
92 Errol Street, Liverpool, L17 7DJ, United Kingdom
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Deal Score
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Estimated Profit
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ROI
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Profit Margin
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Koye Beckley is a UK property investor and founder of UncommonDeal, with practical experience in buy-to-let, property auctions, refur...
Important Due Diligence Notice
Property investment opportunities listed on UncommonDeal are provided by independent deal sources, advertisers and other third-party property professionals. Unless expressly stated otherwise, UncommonDeal does not independently verify every detail, financial figure or investment assumption contained within a listing.
Before making any investment decision, you should carry out your own independent due diligence and verify all relevant information, including the property condition, purchase price, comparable values, rental estimates, refurbishment costs, planning matters, legal title, financing assumptions, taxes, fees and projected returns.
Property investment involves risk. Figures and projections shown within a listing are estimates only and should not be treated as guarantees of future performance or returns.
