What Is a Local Authority Search When Buying a House

A local authority search is a vital part of the conveyancing process when buying a property in England or Wales. It is a detailed set of enquiries made by your solicitor or conveyancer to the local council covering important information about the property and the surrounding area. These searches help reveal any legal restrictions, planning issues or other concerns that could affect your use or enjoyment of the property after purchase.

Mortgage lenders require local authority searches before they will release funds, and even cash buyers are strongly advised to carry them out. Without these searches, you risk purchasing a property with hidden problems such as planning breaches, protected trees, future road schemes or unpaid charges that could later become your responsibility.

What does a local authority search cover?

The local authority search includes two main components: the LLC1 and the CON29. The LLC1 (Local Land Charges Register) identifies any charges or restrictions registered against the property. These may include listed building status, tree preservation orders, financial charges for works carried out by the council or whether the property lies within a conservation area or smoke control zone.

The CON29 form deals with wider planning, highways and environmental matters. This section reveals any planning applications, building control records, enforcement actions, road adoption status, traffic schemes or nearby developments that might affect the property. It can also show if the road is maintained by the local authority or privately owned.

These searches provide essential information that may not be obvious during a physical viewing or standard survey. For example, they might uncover that a property has no proper planning permission for an extension or that a major bypass is planned nearby.

Who carries out the search and when?

Local authority searches are ordered by the buyer’s solicitor or licensed conveyancer once an offer has been accepted and the conveyancing process begins. They are submitted to the relevant local council where the property is located. Most councils provide digital portals for processing searches, although turnaround times can vary widely between authorities.

Some solicitors use personal search companies to carry out the same checks more quickly. While these are often faster and cheaper, mortgage lenders may prefer official local authority searches. Your solicitor will advise whether a personal or official search is appropriate based on the lender’s requirements.

How long does it take and what does it cost?

Turnaround time varies depending on the council and whether an official or personal search is used. In busy areas or under-resourced authorities, searches can take three to four weeks or longer. In other areas with efficient digital systems, they may be returned within five to ten working days.

Costs also vary by local authority but typically range from £150 to £350. Personal searches may be slightly cheaper, but this depends on the search provider and what is included in the report.

Why are local authority searches important?

Local authority searches protect buyers from costly surprises and future liabilities. Without these checks, you could unknowingly buy a home subject to enforcement action, without lawful planning for existing structures or with restrictions that limit future alterations.

Mortgage lenders insist on these searches to ensure that their investment is protected. A property with unresolved legal issues or limited rights of access may not retain its value, which affects both your position as the owner and the lender’s security.

The information also helps you make informed decisions. If the search reveals an upcoming major road scheme or flood risk, you may wish to renegotiate the price or pull out entirely.

Can you buy a house without a local authority search?

Technically, yes, especially if you are a cash buyer. However, this is not advisable. Proceeding without searches exposes you to significant legal and financial risk. If an issue arises after purchase, you may have no recourse and could face enforcement action, financial penalties or limited resale potential.

In very time-sensitive transactions, such as auction purchases, buyers may rely on indemnity insurance to protect against certain risks in lieu of full searches. This approach is only suitable in specific cases and should be carefully discussed with a solicitor.

Conclusion

A local authority search is a critical step when buying property in the UK. It ensures you are fully informed about legal, planning and environmental issues that may affect your home now or in the future. Though it adds time and cost to the conveyancing process, it offers protection, transparency and peace of mind, especially when making one of the most significant purchases of your life.