What Are Property Searches and Why Do They Matter?
Property searches are one of those parts of buying a home that most buyers don't really think about until their solicitor mentions them, and even then it's often unclear what they actually involve. They're one of the bigger costs of conveyancing and they can take weeks to come back, but the information they reveal can fundamentally change whether you proceed with a purchase.
Here's what property searches are, why they matter, and what to expect.
What are property searches?
Property searches are checks carried out by your solicitor with various local authorities, agencies and providers to find out important information about the property you're buying. They reveal things that aren't visible from a viewing or even a survey, including planning history, environmental risks, drainage and water connections, and any local issues that could affect the property's value or your enjoyment of it.
Searches are typically ordered by your solicitor as soon as you've instructed them and your offer has been accepted, and they're an essential part of the conveyancing process.
The main types of property search
There are several standard searches that almost every property purchase will require, plus optional ones that depend on the location and type of property.
The Local Authority Search is the big one and the most expensive. It checks things held on file by the local council, including planning permissions, building regulations approvals, enforcement notices, road schemes, conservation area status, and whether the property is on a public road. This is the search most likely to flag issues that could affect your purchase.
The Environmental Search looks at the property's history of contamination, flood risk, ground stability, and proximity to landfill sites or other environmental hazards. This is particularly important for older properties or those in industrial areas.
The Water and Drainage Search confirms how the property is connected to public water and sewerage systems, where the connections are, and whether there are any water mains or drains running under the property that could affect future building work.
The Chancel Repair Search checks whether the property is liable for contributing to the cost of repairs to a local parish church. This sounds obscure but it can result in unexpected bills running into thousands of pounds.
Optional searches worth considering
Depending on the location and type of property, your solicitor may recommend additional searches.
A Mining Search is essential in areas with a history of coal, tin, clay or other mining activity, as historic mining can affect ground stability and structural integrity. Areas like the Midlands, the Northeast, Cornwall and parts of Wales typically require these.
A Flood Risk Search goes deeper than the basic environmental search, providing detailed information about flood risk from rivers, surface water and groundwater. If the property is in a flood-prone area or near a water course or body, this is well worth the extra cost.
A Radon Search assesses the risk of radon gas in the property. Radon is a naturally occurring radioactive gas that can accumulate in some properties, particularly in parts of Devon, Cornwall and Northamptonshire.
How long do searches take?
This is one of the most variable parts of conveyancing. Some local authorities turn searches around in a few days, others can take six to eight weeks or more. The Local Authority Search is typically the slowest, and there's not much your solicitor can do to speed it up beyond ordering it as early as possible.
This is one of the reasons we recommend getting your conveyancing moving as quickly as possible. The earlier searches are ordered, the less likely they are to be the bottleneck holding up your purchase.
How much do searches cost?
The total cost of searches typically ranges from £250 to £450, depending on the local authority and which optional searches you need. The Local Authority Search alone is usually £100 to £200, with the Environmental Search and Water and Drainage Search adding another £50 to £100 each.
These costs are paid upfront to your solicitor, who orders the searches on your behalf. They're usually non-refundable even if your purchase falls through.
What to do if a search flags an issue
Most searches flag at least something, and not every flag is a deal-breaker. Common issues include planning applications nearby (which might not be approved), past enforcement notices that have been resolved, minor contamination concerns from historic land use, or footpaths and rights of way across the boundary.
Your solicitor should explain what each issue means in practice and whether it should affect your decision to proceed. For more significant findings, you may want to get a specialist opinion or factor the issue into renegotiating the price. Read our guide to what to do if your survey flags a problem for the general approach to handling unexpected findings.
Questions to ask your solicitor about searches
When your solicitor reviews the searches, there are specific things worth asking:
what did each search find?
are there any issues that need further investigation?
is there anything the seller should be asked about?
should I get any optional searches given this property's location?
are there any planning applications nearby that could affect the property's value?
A good solicitor will go through these as a matter of course, but it's worth asking explicitly so you understand what's been checked and what's been found.
The full checklist
The Home Truths Guide includes 100+ essential questions to ask at every stage of buying a home in the UK, covering house viewings, making an offer, surveys, conveyancing, special circumstances and exchange and completion.
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