Property Searches: What Homebuyers Need to Know
By Evgeni Tcherkasski on Unsplash
When buying a home, property searches are a key part of the conveyancing process. Conveyancing searches uncover potential issues that could impact the property’s value, your mortgage approval, or even your future enjoyment of the home. But what exactly do they cover, and why are they so important?
Many buyers don’t give property searches enough thought, often seeing them as just another box to tick. However, skipping or rushing them could mean buying a property with hidden problems. So, what should you expect?
What Are Property Searches?
Property searches are enquiries made with local authorities and other bodies to check for legal, environmental, and planning issues that might affect a home. Lenders usually require these before approving a mortgage, but even cash buyers should consider them essential.
There are several key conveyancing searches that most buyers will need:
Local Authority Search
This search checks for issues related to planning, land charges, and any restrictions on the property. It consists of two parts:
LLC1 (Local Land Charges Register): Reveals conservation areas, listed building status, tree preservation orders, and financial liabilities attached to the property.
CON29 (Enquiries of the Local Authority): Checks planning history, road adoption status, proposed developments, and environmental concerns such as contaminated land or flood risks.
Would you want to move in only to find out that a new motorway is being built next door? A local authority search can prevent these kinds of surprises.
Water and Drainage Search
This conveyancing search confirms if the property is connected to mains water and sewerage, whether there are any public drains on the land (which could affect extensions), and whether any sewer adoption issues exist. Buyers often overlook this search, but imagine discovering after moving in that a public sewer runs directly beneath your property, limiting that extension you wanted to build!
Environmental Search
This highlights risks such as flooding, land contamination, subsidence, or proximity to landfill sites. Certain areas are more prone to these risks, but even in seemingly safe locations, it’s worth checking. Would you be comfortable buying a home built on a former industrial site without knowing whether the land had been properly treated?
Chancel Repair Liability Search
An often-forgotten property search, this checks whether the homeowner is liable for contributing to the upkeep of a local church. While rare, some properties—especially older ones—still carry this obligation, which could lead to unexpected costs.
Mining and Ground Stability Search
In areas with a history of mining, this conveyancing search is vital. It checks for subsidence risks from old mine workings. Even if the surface looks stable, historic tunnels could collapse over time, damaging your home.
Flood Risk Search
While the environmental search includes flood risks, a dedicated flood risk search provides a more detailed assessment, including potential insurance difficulties. Some lenders may refuse mortgages on high-risk properties, making this search especially important.
Additional Searches Depending on Location
Depending on where you're buying, other property searches may be needed:
HS2 Search – If you’re buying in an area affected by planned transport projects, this will show how they could impact your property.
Coastal Erosion Search – Essential for homes near cliffs or shorelines.
Radon Gas Search – Checks for naturally occurring radioactive gas, which can be a health risk in certain areas.
How Long Do Property Searches Take?
The timeframe varies, with local authority searches often taking the longest—anywhere from a few days to several weeks, depending on the council. Delays in conveyancing searches can hold up a purchase, so buyers should check estimated turnaround times early and discuss fast-track options with their solicitor if needed.
Can You Skip Property Searches?
Cash buyers can technically proceed without property searches, but doing so can be very risky. Even if a mortgage isn’t involved, these conveyancing searches provide peace of mind and help avoid costly mistakes. Some buyers take out search indemnity insurance, which provides cover against specific risks, but this isn’t a substitute for full property searches.
Final Thoughts on Property Searches
Property searches uncover hidden risks that could affect a home’s value and mortgage eligibility.
Mortgage lenders usually require them, but cash buyers should also consider them essential.
Delays can occur, so checking estimated turnaround times is wise.
Some conveyancing searches are location-specific, such as mining or coastal erosion checks.
Buying a home is a big investment. Ensuring your property searches are thorough can save you from unexpected costs and future headaches.
