Property Searches When Buying a House

When buying a property in the UK, particularly with the help of a mortgage, your solicitor will carry out a series of searches before the purchase can proceed. These searches are essential for uncovering legal, environmental or planning issues that may affect the property now or in the future. While the term ‘searches’ might sound vague, they are a critical part of the conveyancing process and can have a significant impact on your decision to go ahead with a purchase.

This article explains what property searches are, why they are necessary, who arranges them and what information they reveal. It is aimed at first-time buyers, home movers and anyone seeking a clear and practical understanding of what happens behind the scenes during a property transaction in the UK.

What Are Property Searches?

Property searches are a set of legal and administrative checks carried out by your solicitor or licensed conveyancer when you are buying a house. They are designed to identify any issues that could affect your legal ownership, financial responsibility or future use of the property. The information is gathered from various public authorities and databases and compiled into reports that form part of the due diligence process.

Searches are most commonly carried out after an offer has been accepted and before exchange of contracts. If you are purchasing with a mortgage, your lender will require searches as a condition of the loan. Even cash buyers are advised to carry them out, as they protect against future legal or financial liabilities.

Who Carries Out the Searches?

Your solicitor or conveyancer is responsible for ordering and reviewing the searches. They will usually begin the process shortly after receiving the memorandum of sale and your instruction to proceed with the purchase. The solicitor will contact the relevant local authorities, utility providers and specialist agencies to request the required information.

The cost of the searches is usually included in your solicitor’s fee estimate as a disbursement. You will be asked to pay for them up front or shortly after your solicitor is instructed. The fees vary depending on location and the number of reports required but usually range from £250 to £450.

The Main Types of Property Searches

There are three primary searches that are typically carried out during a residential purchase. These are:

Local Authority Search
This is the most detailed and legally significant of all the searches. It provides information about the property and its surrounding area including planning applications, building control approvals, listed building status, conservation area designations, road schemes and any legal notices or enforcement action. It is split into two parts: the LLC1, which covers the Land Charges Register, and the CON29, which includes wider planning and building information.

Drainage and Water Search
This search confirms whether the property is connected to the public water supply and sewerage system. It also reveals the location of mains and public sewers in relation to the property boundaries. This is important when planning extensions or future development and ensures you are not responsible for private drainage systems that may be costly to maintain.

Environmental Search
This search assesses the risk of environmental hazards affecting the property. It includes flooding, land contamination, subsidence risk and industrial site proximity. If the land has a history of industrial use or if there is a chance it could be designated as contaminated land, this search will flag the issue for further investigation.

Additional Searches

Depending on the location and type of property, your solicitor may also recommend additional searches. These can include:

Mining or Ground Stability Search
This is important in areas with a history of coal mining, brine extraction or chalk mining. It checks for past activity that might lead to ground instability, which could impact the structure or insurability of the home.

Chancel Repair Liability Search
This checks whether the property is subject to a medieval obligation to contribute to the cost of repairs to a local church. While rare, such liabilities have been enforced in the past and can lead to significant costs.

Flood Risk Report
While environmental searches include flood data, a more detailed flood risk report may be recommended in areas near rivers, the coast or floodplains. This can affect insurance premiums and future saleability.

Commons Registration Search
If the land was ever registered as common land or part of a village green, your ability to build on it or use it exclusively may be restricted.

How Long Do Searches Take?

The time it takes to complete property searches depends on the responsiveness of local authorities and the type of search requested. Standard searches usually take between one and three weeks, though in some areas with administrative backlogs it can take longer. Delays can slow down the overall buying process, which is why it is important to instruct your solicitor as early as possible and to provide prompt payment when requested.

Personal search companies may be used in place of local authority staff in some areas, which can speed up the process. However, not all lenders accept personal searches, so your solicitor will confirm whether they are suitable for your transaction.

What Happens If a Search Reveals a Problem?

If one of the searches reveals an issue that may affect the property’s value or use, your solicitor will advise you on the implications and next steps. For example, if the local authority search reveals a planning enforcement notice, you may want to renegotiate the price or ask the seller to resolve the matter before completion.

If the environmental search reveals a high flood risk, you might need to obtain specialist insurance or reconsider your purchase. Where legal liabilities are found, such as chancel repair or unadopted roads, your solicitor may recommend buying an indemnity insurance policy to cover future risk.

Not all issues are deal breakers. Some can be resolved with documentation, title indemnities or price adjustments. The key is understanding the risks and deciding whether they are acceptable given the price and long-term plans for the property.

Are Searches Legally Required?

If you are buying with a mortgage, searches are compulsory. Lenders will not release funds until they are satisfied the property does not carry unacceptable legal or environmental risk. If you are buying without a mortgage, searches are optional but strongly recommended. Skipping them could expose you to unexpected costs or legal issues after completion.

Case Example

A couple buying a Victorian terrace in a rural town ordered standard searches. The local authority search revealed that the property had been subject to an unauthorised loft conversion without building control sign-off. Their solicitor advised them to ask the seller for retrospective approval or a building regulation indemnity policy. The couple negotiated a £5,000 reduction in the purchase price and completed the sale after securing the policy. Without the search, they would have faced potential legal and insurance issues after completion.

Conclusion

Property searches are an essential part of buying a home in the UK. They provide crucial insight into legal, structural and environmental risks that could affect your ownership, use and enjoyment of the property. While the process can seem slow or expensive, searches protect buyers from hidden surprises and give lenders the confidence to proceed. By understanding what searches cover and working closely with your solicitor, you can make informed decisions and complete your purchase with greater peace of mind.