Buying a property is one of the biggest financial decisions most people ever make. During the conveyancing process, your appointed Solicitor will carry out several property searches to make sure there are no hidden issues that could affect your home, mortgage, or the value of your investment. These searches provide key information that isn’t always visible during a viewing or survey. They also help protect you from costly surprises down the line.
Below is a clear guide to the most common searches you’ll need when buying a house, and why they matter.
What are Property Searches?
To put it simply, property searches are enquiries carried out by your Solicitor to other various authorities to uncover information about the property and the land it sits on. These searches are important because they highlight potential risks, restrictions, or future developments that might influence your decision to proceed.
The Core Property Searches
-
Local Authority Search
This is one of the most important searches and provides information from the local council about the property. Local authority searches consist of two parts: the LLC1 (Local Land Charges register) and the CON29 (standard enquiries of the local authority). These searches cover:
- Planning permissions and building control approvals
- Road schemes and major transport projects nearby
- Conservation areas or listed building status
- Tree preservation orders
- Compulsory purchase orders
- Whether the road is publicly maintained
A Local Authority Search helps you understand any legal restrictions on the property and what developments are planned in the surrounding area. It can also flag unauthorised building works that could cause issues later.
-
Water & Drainage Search
This search, carried out with the water company, confirms:
- Whether the property is connected to mains water and sewerage
- Who is responsible for maintaining which pipes
- If any public sewers run within the boundary of the property
A public sewer within your garden can restrict future extensions, so this search is crucial for buyers planning building work.
-
Environmental Search
This assesses whether the property is at risk from environmental hazards such as:
- Contaminated land (e.g., former industrial use)
- Flood risk from rivers, surface water, or groundwater
- Landslides or ground stability issues
- Radon gas levels
Environmental searches can reveal issues that might affect insurability, resale value, or your ability to obtain a mortgage.
Additional Searches you may need
Depending on the location of the property or the type of land, your solicitor may recommend extra searches.
-
Flood Risk Search
Although most environmental searches include an overview, a detailed flood report may be advised for high-risk areas.
-
Mining & Ground Stability Search
Properties in former mining regions (coal, tin, chalk, clay, brine extraction) may require a specific mining search to check for:
- Past mining activity
- Subsidence risks
- Future mining plans
-
Chancel Repair Liability Search
Certain properties are legally responsible for contributing to the repair of a local church chancel. This is rare but still recommended to rule out unexpected liabilities.
-
HS2 / Rail Infrastructure Searches
These searches highlight whether the property may be affected by major rail projects, noise, or compulsory purchase schemes.
-
Commons Registration Search
This determines whether land is classed as common land or a village green, which can limit building or development.
Now this is a lot of information to take in, but your Conveyancing Solicitor is there to guide you through every step of the process and answer any questions you may have.
For more information on Searches, or if you’re thinking about moving house and need a Conveyancing Solicitor, please do not hesitate to get in touch on 01256 844888 or enquiries@lambbrooks.com