The return of property searches is a significant milestone in the conveyancing process, but it is not the last step before exchange of contracts. Understanding what happens after searches are received helps buyers appreciate why the process takes time and what they can do to keep things moving.

Reviewing the Search Results

When searches are returned, the buyer's solicitor reviews each one for anything that might affect the buyer's decision to proceed or require further investigation. Most searches come back with nothing significant, but when they do reveal issues, the solicitor raises enquiries of the seller or recommends that the buyer obtains specialist reports.

Common issues that arise in searches include planning permissions for nearby developments, road proposals, flooding risk flags that prompt further investigation, contamination risks near the site, or sewer entries within the property boundary that restrict building proximity. The solicitor will advise the buyer on whether any issue is material and what action, if any, is needed.

Report on Title

Once the solicitor is satisfied with the searches, the title investigation, and the replies to enquiries, they prepare a report on title for the buyer. This document summarises what the solicitor has found, explains the key features of the title and any conditions or restrictions, and sets out the information the buyer needs to make an informed decision about whether to proceed. The buyer reads, discusses with their solicitor, and signs off on the report before exchange can proceed.

Awaiting the Mortgage Offer

If searches return and all enquiries are answered before the formal mortgage offer arrives, the transaction cannot exchange until the mortgage offer is received, reported on, and any conditions met. This is a common cause of delay between search return and exchange. Chasing the lender or mortgage broker for an update on the offer status at this stage is appropriate.

Coordinating the Chain

In a property chain where multiple transactions are linked, all parties must be ready to exchange simultaneously. If the buyer and seller are ready but another property in the chain is delayed, exchange cannot proceed. The solicitor communicates with other solicitors in the chain to establish mutual readiness and a target exchange date.

Summary

After searches are returned, the solicitor reviews them for issues, raises any necessary enquiries, and prepares a report on title for the buyer. The transaction awaits the formal mortgage offer and any outstanding enquiry replies before exchange can proceed. Chain coordination ensures all connected transactions are ready simultaneously. Responding promptly to solicitor requests for information or signatures reduces delays between search return and exchange.