What Happens After Searches Are Complete When Buying a House

When buying a house in the UK, local authority searches play a vital role in uncovering any legal, environmental or planning issues that could affect the property. While they often feel like a sticking point in the conveyancing timeline, searches are a critical part of the due diligence process. But what happens once they are complete? This is the stage where the legal process really starts to come together, moving towards exchange and ultimately completion.

This guide explains what happens after property searches are finished, how long it typically takes to move forward, and what buyers should expect in the final stages of the purchase.

What are property searches and why are they important?

Searches are ordered by your solicitor on your behalf to gather information from various public bodies. The three most common searches are the local authority search, the water and drainage search and the environmental search. Depending on the location and type of property, your solicitor may also recommend additional searches such as mining or flood risk reports.

These searches reveal important issues such as planning permissions, enforcement notices, road schemes, drainage rights and potential environmental hazards. They help ensure that the property is legally sound and fit for your intended use.

What happens once the search results are in?

Once your solicitor receives all the search results, they will review them carefully and assess whether any issues have been raised that require further clarification. For example, a local authority search might show that a nearby road is due to be widened, or that the property lacks planning approval for a rear extension. If concerns are identified, your solicitor will raise further enquiries with the seller’s solicitor to seek explanations or reassurance.

At the same time, your solicitor continues reviewing the contract, title documents and any leasehold or management information. If all legal matters are resolved and the searches raise no red flags, the transaction can progress toward the exchange of contracts.

What if problems are found in the searches?

It is not uncommon for search results to highlight something unexpected. Common issues include missing building regulations approval, proposals for local development or shared drainage systems. These are not necessarily deal-breakers, but they must be addressed before proceeding.

Your solicitor will raise enquiries and may ask the seller to provide indemnity insurance, additional documents or official confirmation to resolve the matter. In some cases, further negotiation on price or conditions may be needed, especially if the search reveals risks that could affect the value or future use of the property.

What else needs to happen after the searches?

While your solicitor reviews the searches and raises final enquiries, your mortgage lender will also issue the formal mortgage offer if it has not already been provided. You will receive a mortgage deed to sign, and your solicitor will confirm that the lender’s conditions are met.

You will also receive a report on title from your solicitor. This summarises the key legal findings, explains any risks or covenants and confirms that everything is in place for you to proceed. At this point, your solicitor will also ask you to sign the contract and pay the deposit ready for exchange.

How long does it take to exchange contracts after searches are complete?

In most cases, it takes between one and three weeks to move from completed searches to exchange of contracts, assuming no serious issues arise and the buyer and seller are ready. The pace will depend on how quickly final enquiries are answered, how responsive both parties are, and whether mortgage and survey arrangements are complete.

If the searches raise complex legal concerns or the seller is slow to respond, this stage can take longer. Similarly, if the buyer is waiting on final mortgage approval or trying to coordinate a chain, the timeline may extend.

What should buyers do at this stage?

Buyers should stay in close contact with their solicitor and respond promptly to any paperwork or queries. If you are using a mortgage, confirm with your lender that all underwriting is complete and that your funds are ready. Arrange building insurance, as most lenders require this to be in place from the point of exchange.

You should also start thinking about practical arrangements for moving, including removals, utility transfers and setting a proposed completion date that works for all parties.

What happens next?

Once all legal checks are complete, the contract is signed and the deposit is paid, both solicitors will agree on a date for exchange and completion. Contracts are then formally exchanged, and from this point the agreement is legally binding. Completion usually follows a week or two later, although it can be on the same day.

Your solicitor will then request the mortgage funds, carry out final searches if required, prepare the completion statement and handle the transfer of funds on the agreed date. Once this is done, the keys are released and the property becomes legally yours.

Conclusion

After property searches are complete, the transaction begins to move swiftly toward exchange. Your solicitor will use the results to raise final enquiries and ensure that no legal concerns remain. With mortgage offers issued, contracts signed and all checks passed, you are well on the way to owning your new home. While delays can still arise, staying proactive and maintaining good communication will help smooth the path to completion and ensure a confident and well-informed purchase.