Property Searches
Property Searches When Buying a Home
Property searches are an important part of the conveyancing process when buying a home. They provide information about the property and surrounding area that may not be apparent from a viewing, helping your conveyancer identify matters that could affect your purchase.
From local authority information and drainage connections to environmental risks and location-specific issues, the searches required can vary depending on the property you are buying.
Understanding what property searches cover, how long they can take and what happens if they reveal a problem can help you know what to expect during your purchase.
No obligation • Quick response
What Are Property Searches?
Property searches are enquiries made with local authorities, water companies and other information providers as part of the legal work involved in buying a property.
Your conveyancer will normally advise which searches are appropriate for the property and, if you are buying with a mortgage, will also need to take account of your lender’s requirements.
Searches can reveal information that you might not discover simply by viewing the property. This could include planning matters affecting the property, whether roads are publicly maintained, drainage and water connections, environmental risks and other issues relevant to the location.
The results are reviewed by your conveyancer, who can investigate anything that requires further clarification before advising you on proceeding with the purchase.
What Property Searches Are Carried Out?
The exact searches required will depend on the property, its location and your circumstances. However, several searches are commonly carried out during residential conveyancing.
Search |
What It Can Tell You |
|---|---|
|
Local Authority Search |
Provides information relating to the property including certain planning, building control, highway and local land charge matters. |
|
Drainage & Water Search |
Provides information about water and sewerage connections and the location of certain public drains and sewers. |
|
Environmental Search |
Can identify environmental risks affecting the property or surrounding area, such as potential contaminated land and some types of flooding risk. |
|
Flood Search |
Provides more detailed information about potential flooding from sources that may include rivers, surface water and groundwater. |
|
Mining Search |
May be appropriate in areas with a history of mining activity and can identify certain risks associated with former workings. |
|
Other Location-Specific Searches |
Additional searches may be recommended where particular risks are associated with the property’s location. |
Not every buyer will need every search. Your conveyancer should advise which searches are appropriate for the property you are purchasing.
The Main Property Searches Explained
The searches required when buying a property will depend on its location, the type of property and your individual circumstances. However, local authority, drainage and water, and environmental searches are among the most commonly carried out during a residential property purchase.
Each looks at a different aspect of the property and its surroundings, helping your conveyancer identify information that may need to be considered or investigated further before you proceed.
Local Authority Searches
A local authority search is one of the main searches commonly carried out when buying a property.
It can provide information about matters recorded by the local authority that relate to the property, such as certain planning permissions and building regulations records, whether nearby roads are adopted and other information recorded as local land charges.
This can help identify matters that may affect your ownership or intended use of the property.
A local authority search does not provide a complete history of everything happening in the wider neighbourhood, so buyers should not assume that it will reveal every proposed development or change in the surrounding area.
If there is something particularly important to you — for example, plans affecting nearby land — raise it with your conveyancer so they can advise whether further investigation is appropriate.
Drainage & Water Searches
A drainage and water search provides information about the property’s connection to mains water and sewerage services.
It can also provide information about the location of certain public sewers and drains in relation to the property.
This can be particularly relevant if you are considering extending or developing the property, as the position of public drainage infrastructure can affect what may be possible and whether additional permissions are required.
Your conveyancer will review the results and advise if anything needs further investigation.
Environmental Searches
Environmental searches are designed to identify certain environmental risks that could affect a property.
Depending on the search provider and report used, this may include information relating to matters such as contaminated land, flooding and other environmental risks.
A property does not necessarily have to look unusual or be located next to an obvious industrial site for an environmental issue to be identified. Historic uses of land and the surrounding area can sometimes be relevant.
If the search highlights a potential issue, your conveyancer can advise what further information or investigation may be appropriate.
Do I Need Any Additional Property Searches?
Sometimes the property’s location means additional searches should be considered.
Your conveyancer will normally assess the property and advise you about searches that may be appropriate.
Circumstance |
Possible Additional Search |
|---|---|
|
Former mining area |
Mining search |
|
Area with particular flood concerns |
More detailed flood search |
|
Property affected by particular infrastructure or development |
Relevant infrastructure or planning search |
|
Other known local risks |
A location-specific search recommended by your conveyancer |
This is one reason why there isn’t necessarily a single standard search package suitable for every property in England and Wales.
Property Searches vs Property Surveys
Property searches and surveys are sometimes confused, particularly by first-time buyers, but they perform very different functions.
Property Searches |
Property Survey |
|---|---|
|
Form part of the conveyancing process |
Usually arranged separately by the buyer |
|
Investigate information relating to the property and location |
Examines the physical condition of the property |
|
May reveal legal, environmental, drainage or local authority matters |
May identify defects, maintenance issues and repairs |
|
Results are considered by your conveyancer |
Usually carried out by a surveyor |
|
Can lead to additional legal enquiries |
Can lead to further investigation of physical problems |
|
Do not replace a property survey |
Does not replace conveyancing searches |
Your mortgage lender may also arrange a valuation of the property. A mortgage valuation is primarily for the lender’s purposes and should not automatically be regarded as a detailed survey of the property’s condition.
What Happens if a Property Search Reveals a Problem?
A search result highlighting an issue does not automatically mean that you cannot buy the property.
The important question is what the issue is and what effect it could have on the property or your proposed purchase.
Your conveyancer may need to:
1. Review the search result
Establish exactly what has been identified and why it may be relevant.
2. Raise further enquiries
Ask the seller’s conveyancer for additional information or documentation.
3. Obtain further information
An additional or more detailed search may sometimes be appropriate.
4. Consider your lender’s requirements
If you have a mortgage, an issue may also need to be considered from your lender’s perspective.
5. Report to you
Your conveyancer should explain the legal position and any further action required so that you can make an informed decision.
Some issues can be resolved relatively easily, while others may require additional investigation and cause delays.
Can Property Searches Delay Conveyancing?
Yes. Property searches are one of several things that can affect how quickly a purchase progresses to the completion stage.
A delay can occur because a search itself takes longer than expected, but problems can also arise after the results arrive.
For example, if a search identifies something requiring further investigation, your conveyancer may need additional information before they are satisfied that the purchase can proceed.
However, searches are only one part of the process.
Outstanding enquiries, mortgage requirements, property chains and missing documentation can all affect the overall timescale as well.
Can I Buy a Property Without Searches?
A cash buyer may have more flexibility over which searches they choose to obtain because there is no mortgage lender imposing its own search requirements.
However, deciding not to carry out searches means purchasing without information that could reveal matters affecting the property.
Searches can identify issues that may not be visible when viewing a home and which could be relevant to your decision to buy it.
If you are considering proceeding without some or all searches, discuss this with your conveyancer first so you understand the potential implications.
If you are buying with a mortgage, your conveyancer will also need to comply with the requirements of your lender.
Property Searches When Buying With a Mortgage
When you buy a property with a mortgage, your conveyancer will normally be acting not only for you but also for your mortgage lender.
The lender is taking the property as security for the mortgage and therefore has its own requirements that your conveyancer must satisfy.
This means you may not simply be able to decide that you don’t want particular searches if your lender requires them.
Your conveyancer should advise you about the searches required for your purchase and deal with any search results that need to be reported or investigated further.
When Are Property Searches Ordered?
Property searches are usually ordered during the early stages of the purchase once your conveyancer has been instructed and has the information and funds needed to proceed.
Exactly when this happens can vary between transactions and conveyancing firms.
Getting searches underway promptly can be useful because waiting for results can otherwise become one of the factors affecting the transaction’s progress.
However, buyers should remember that money spent on searches will not normally be recoverable simply because a purchase later falls through.
What Happens After the Searches Come Back?
Your conveyancer doesn’t simply receive the reports and put them on file.
They will review the results alongside the contract documentation, title information and replies to enquiries.
If the results are satisfactory, this part of the legal investigation can progress towards conclusion.
If something requires clarification, further enquiries may be raised with the seller’s conveyancer or additional information may be obtained.
Once the necessary legal work has been completed and your conveyancer is satisfied that they can report to you, they will explain the relevant findings and any matters you should be aware of before you proceed.
You will normally receive information about the property and the legal aspects of your purchase before you are asked to proceed to exchange of contracts.
Any outstanding issues will usually need to be resolved before your conveyancer can recommend that you become legally committed to the purchase.
Why Property Searches Matter When Buying a Property
It can be tempting to see property searches as simply another cost or administrative stage in buying a home.
In reality, they form an important part of the legal investigation carried out before you commit to purchasing the property.
Information You Can’t See at a Viewing
Searches can reveal information about the property and location that would not necessarily be apparent when viewing the home.
Identify Potential Problems
Results may highlight matters that require further investigation before you proceed.
Mortgage Requirements
Where you’re buying with a mortgage, searches can also form part of satisfying your lender’s legal requirements.
Make an Informed Purchase
Together with the title documents, enquiries and other legal checks, searches help your conveyancer provide the information you need before committing to the purchase.
Property Searches: Quick Answers
Why Choosing the Right Conveyancer Matters
Buying a property often involves mortgage lenders, estate agents, surveyors and solicitors working together. Good communication between everyone involved can make a significant difference to how smoothly your purchase progresses.
At Trusted Conveyancers, we’ve done the hard work, so you don’t have to. Rather than spending hours comparing firms yourself, we’ve carefully assessed the conveyancing firms we recommend based on communication, service standards, transparency and professionalism, so you can choose with confidence.
Clear
Communication
Regular updates and responsive client support help you stay informed throughout your purchase.
Experienced Property Professionals
Recommended firms have extensive experience handling residential property transactions.
Carefully Selected Firms
Every conveyancer we recommend is assessed against our selection criteria before being included.
A Smoother
Move
Good organisation and proactive case management can help reduce delays and unnecessary stress.
Get Your Conveyancing Quote
Request your free quote today from a trusted conveyancer.
No obligation to proceed
Quick response time
Trusted professionals
Fixed-fee quotes
Continue Exploring
Explore more expert advice, conveyancing services and regional coverage to help you choose the right conveyancer for your property transaction.