14 Oakwood Road, Bristol, BS8 2AB

What to check before you commit, from the official records in your HomeDueDiligence report: the findings worth looking into, then the questions for the seller, your conveyancer and your surveyor. Tick them off as you get answers.

From the report made 1 November 2026.

Things worth investigating

Not a verdict on the house: findings that deserve a closer look or a question.

1.The house has changed since 2013, with no planning application found
Why: Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one). Near here, our records for Bristol go back to May 2026; older applications may be missing.
2.Surface water flood risk is medium
Why: A 1–3.3% chance each year of flooding from heavy rain.
3.Flood risk rises by the 2050s
Why: Surface water: medium now, high in the 2050s, on the Environment Agency's climate change projections.
4.Higher radon area
Why: Up to 10–30% of homes in this 1 km square are above the action level. A test confirms the level in this house.
5.In a conservation area
Why: Whiteladies Road, with an Article 4 direction. Changing windows, doors or the front wall may need consent.
6.Oakwood Primary School (example) is oversubscribed
Why: In 2025/26, 58 of the 142 families who put it first were offered a place. Check its admission rules if you're counting on it.
7.Larger development proposed nearby
Why: Internal alterations to apartment within grade II Listed building, including the rearrangement of living space, better a… (550 m).

Ask the seller or agent

Before you offer, at or after the viewing.

1.When was the extension or conversion done, and does the seller have planning permission and building regulations sign-off for it?
Why: The energy certificates record changes to the home, and we found no matching planning application. Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one).
2.Has the house or garden ever flooded, and has it affected the buildings insurance?
Why: Flood findings: surface water risk medium.
3.Has the house been tested for radon, and is there any radon protection fitted?
Why: Radon: Indicative band 5 (10–30%). The figure is for the surrounding 1 km square, not this house.
4.Does the agent or seller know what's planned nearby, and how it might affect traffic, views or noise?
Why: Undecided major application nearby: 26/13335/LB.
5.Why is the seller moving, and are they in a chain?
Why: A seller with somewhere to go, and no chain, is less likely to pull out.
6.How long has it been on the market, and have there been any offers?
Why: This tells you how much room there may be on price.
7.Has spray foam insulation been used in the loft or roof? Is there any Japanese knotweed on the property or close by?
Why: Some lenders won't lend on homes with spray foam or untreated knotweed. The seller's property information form asks about knotweed.
8.What's included in the sale: carpets, curtains, appliances, garden sheds?
Why: It saves surprises later. The seller confirms it on the Fittings and Contents Form (TA10).

Look for at the viewing

1.In the loft room, check the stairs, the head height and whether there's a safe way out in a fire. Ask whether it was signed off as a bedroom.
Why: A room in the roof appears on a later energy certificate.
2.Look for damp or tide marks low on walls, a musty smell, and ground or drives that slope towards the house.
Why: Flood findings: surface water risk medium.
3.Look over the neighbouring gardens: any large garden rooms, outbuildings or extensions that overlook the garden or block light?
Why: Many garden buildings don't need planning permission, so they won't appear in the planning records.
4.Run the taps, check your phone signal in each room, and look at the roof, gutters and windows from outside.
Why: Quick checks that are easy to forget on the day.

Questions for your conveyancer

Send these to your solicitor or conveyancer once your offer is accepted. They follow the seller's property information form.

Alterations, planning and building control

1.What building work has been done since the seller's purchase? Please provide planning permission or a lawful development certificate, and building regulations completion certificates, for each item.
Why: The energy certificates record changes to the home and we found no matching planning application in our records. Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one).
2.Was the loft room approved under building regulations as habitable space (fire escape, stairs, structure and insulation)?
Why: A room in the roof appears on a later energy certificate.
3.Have any works needing conservation area consent or planning permission been carried out (e.g. windows, doors, roofing, demolition, front boundary walls)? Please provide the consents.
Why: The property is in a conservation area (Whiteladies Road).
4.Which permitted development rights does the Article 4 direction remove for this property, and have any works been done that relied on them?
Why: Article 4 direction: Ashley Ward, Cabot Ward, Clifton East Ward, Cotham Ward and Lawrence Hill Ward (1999 ward boundary).

Notices and proposals

5.Has the seller received any notices, consultations or correspondence about nearby development proposals, and did they comment or object?
Why: Undecided major application nearby: 26/13335/LB (Internal alterations to apartment within grade II Listed building, including the rearrange…).

Environmental matters

6.Has the property or garden ever flooded? If so, when, from what source (river, surface water, groundwater, sewer), and what was done?
Why: Flood findings: surface water risk medium.
7.Who insures the property now, at what premium and excess, and have there been any flood-related claims? Are there flood defences or resistance measures (e.g. flood doors, non-return valves)?
Why: Flood findings can affect insurance terms; current cover is the best guide.
8.Has a radon test been carried out at the property? Please provide the result and details of any radon protection or remedial measures installed.
Why: Radon: Indicative band 5 (10–30%). The figure is for the surrounding 1 km square, not this house.

Always worth asking

9.Please send the seller's completed Property Information Form (TA6) and Fittings and Contents Form (TA10).
Why: These standard forms are where the seller answers most of the questions above in writing.
10.Are there any restrictive covenants (for example on parking vans or caravans, running a business, or alterations), any flying freehold, or any shared drives or paths? Who maintains the shared parts?
Why: These are in the title deeds and often only come up near exchange.
11.Are there guarantees or warranties for any work (damp proofing, timber treatment, windows, roofing, boiler), and do they transfer to a buyer?
Why: Guarantees are often lost at sale unless asked for.

Questions for your surveyor

Share these when you book the survey, so the surveyor looks where the records point.

From this report

1.Please check the loft room and any extension: structure, fire escape route, insulation and ventilation. Do they look built to building regulations?
Why: The energy certificates record changes to the home, and we found no matching planning application.
2.Please look for signs of past flooding or damp low down, and check the drainage, air bricks and floor levels against the outside ground.
Why: Surface water risk medium
3.Is there any radon protection, such as a sump or membrane? If not, a radon test is inexpensive and takes about three months.
Why: Radon: Indicative band 5 (10–30%) for the surrounding 1 km square.
4.Are you experienced with older buildings? Traditional walls, roofs and windows often need different repairs and materials.
Why: The property is in a conservation area.

For any home

5.Which survey level suits this home: a Level 2 (HomeBuyer) or a Level 3 (Building Survey)?
Why: RICS describes Level 3 as the most detailed, for older, larger or altered homes.
6.Roughly how old do the boiler, roof covering, windows and wiring look, and what might need replacing in the next few years?
Why: These are the large costs that often follow a purchase.
7.Is there spray foam insulation in the roof, or any Japanese knotweed or other invasive plants in or near the garden?
Why: Both can affect whether lenders will lend.
8.Are there any signs of damp, roof or chimney problems, or failing render or pointing?
Why: Common, costly problems that a survey can spot early.

What the report couldn't check

Your searches, survey or the seller may cover these.

Subsidence and ground movement. Not checked for this address. Your surveyor will look for cracks and other signs of movement.
Historic landfill. Not checked for this address. An environmental search covers it.
Road and rail noise. Not checked for this address. Visit at a busy time, such as rush hour, and note nearby main roads and railways.
Coal mining. The detailed records are licensed, so we can't include them. In a former mining area, ask your solicitor for a coal mining search (CON29M).
Aircraft noise. Not covered. If you're near an airport or under a flight path, check the airport's published noise maps.

Questions to ask, not legal, survey or financial advice. We never score a property or say whether to buy. HomeDueDiligence · homeduediligence.co.uk