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An addendum is a written supplement that varies specific terms of an exchanged residential property contract without replacing it entirely. Both buyer and seller must sign it. Common uses include changing the completion date, adjusting the price after a survey, or amending special conditions. The 1989 Act requires the addendum to be in writing and signed by all parties.

After exchange, any agreed term can be varied if both parties consent in writing. Common addenda cover completion date extensions, price reductions following a survey report, retention arrangements for defects, fixtures and fittings adjustments, and changes to the deposit structure. Both solicitors must be involved, as they file the necessary documents with HMRC and HM Land Registry.

Yes. A completion date extension is one of the most common uses of a residential contract addendum. Under the Standard Conditions of Sale (Fifth Edition), time is only of the essence after a notice to complete has been served. Without such a notice, parties can agree an extension by signed addendum without triggering default consequences, provided both solicitors confirm the new date.

If the buyer does not complete by the revised date, the seller can serve a notice to complete under the Standard Conditions of Sale, typically giving 10 business days. If the buyer still does not complete, the seller may rescind, forfeit the deposit, and claim additional damages. The addendum's revised date replaces the original for all these contractual purposes.

Possibly. A completion date extension may invalidate or cause the expiry of a mortgage offer, as lenders set an offer validity period. A price change requires the lender to be notified, as their loan is calculated against the agreed purchase price. The buyer's solicitor must inform the lender of any material changes and confirm whether a revised or reissued offer is needed.

Yes. New special conditions can be introduced by addendum if both parties agree. For example, a seller might agree via addendum to carry out specific repairs before completion. The addendum should describe the work clearly, set a deadline, and specify whether the obligation is a condition of completion or a collateral undertaking. Both solicitors should review the wording carefully.

Typically, one set of solicitors (usually the seller's) prepares a draft addendum and sends it to the other side for approval. The buyer's solicitors review and may suggest amendments, and once agreed, the document is signed by both parties. Neither party should sign an addendum relating to their home without their solicitor's advice, as the legal consequences can be significant.

It is prepared as a separate document but becomes legally incorporated into the original contract. It should refer to the original contract by date and parties and state that it forms part of that agreement. Both documents should be read together. The addendum overrides any conflicting term in the original contract in respect of the matters it expressly addresses.