Property searches are a key part of the conveyancing process when buying a house. They provide information about the property and its surroundings that cannot be found in the title documents and that might materially affect the buyer's decision to purchase or the price they pay.

The Local Authority Search

The local authority search, formally the LLC1 and CON29 forms, is the most important and commonly required search. It is made against the local planning authority and the local authority's records and reveals a range of information including planning permissions and applications affecting the property, listed building status, conservation area designation, enforcement notices, Tree Preservation Orders, road proposals, and whether the property is in a smoke control zone or flood risk area.

The LLC1 part reveals entries on the Local Land Charges register, which includes financial charges, planning conditions, and other official matters. The CON29 optional enquiries part covers items like road schemes and community infrastructure levies. A full local authority search is essential for any property purchase.

Water and Drainage Search

The water and drainage search, carried out with the relevant water company, reveals whether the property is connected to the public water supply and foul water drainage system, and the location of any public sewers within the property boundary. A public sewer running within the property boundary imposes restrictions on what can be built within a defined distance of the sewer, which is important for any buyer planning extensions. The search also confirms whether the property is in a water abstraction protection zone.

Environmental Search

The environmental search reviews data about potential contamination on or near the site, historic industrial land uses, landfill sites, radon gas risk, and flood risk from various sources. A risk flag does not necessarily mean there is a problem; it indicates that further investigation may be warranted for specific risks. Flood risk in particular is an important consideration that affects insurance availability and cost.

Coal Mining and Other Mining Searches

In areas with a history of coal mining, a coal authority search is required to confirm whether the property is in a coal mining development high risk area, whether there are recorded mine shafts nearby, and whether any subsidence liability exists. Other specialist searches are required in areas with histories of tin mining, brine extraction, or other underground activities.

Summary

Property searches reveal information about a property that does not appear in the title deeds. The local authority search covers planning history, conservation area status, and charges. The water search covers drainage connections and sewer locations. The environmental search covers contamination, radon, and flood risk. Coal or mining searches are required in relevant areas. Searches typically take one to six weeks depending on the local authority and search type.