Conveyancing Property Searches

What Buyers Need to Know

When you purchase a property in England or Wales — whether it’s a freehold house or a leasehold flat — your conveyancer (property solicitor) will order a range of searches. These searches uncover potential risks or issues linked to the property that may not be visible during a viewing.

If you are buying with a mortgage, your lender will insist these searches are carried out. This is because they want to ensure there is nothing that could affect the property’s value or their security on the loan.

If you are a cash buyer, you are not legally required to have searches, but it is strongly recommended. Searches can reveal critical information that could affect your decision to buy, help you renegotiate the price, or protect you from expensive issues later.

Main Types of Property Searches in Conveyancing

1. Environmental Search

This search assesses whether the property or surrounding land is affected by environmental risks, such as:

Flood risk (from rivers, surface water, groundwater, reservoirs, or coastal flooding)
Land contamination (from past industrial use, landfill, or chemical spills) which could make the land unsafe or costly to remediate
Subsidence risk (land movement that could damage the structure)
Radon gas risk (a naturally occurring radioactive gas linked to health hazards)
Nearby landfill or waste sites and industrial operations

Environmental searches use detailed mapping and historical land-use records to highlight possible hazards. If risks are identified, you may need further specialist reports before proceeding.

2. Water and Drainage Search (CON29DW)

Carried out with the regional water authority, this search confirms:

If the property is connected to the mains water supply and public sewer network
Whether the water supply is metered or unmetered
Where public drains and sewers run in relation to the property boundaries
Who is responsible for water and sewer maintenance
The quality of the water supply and any known issues
If any drains run beneath the property (which can restrict building works or extensions)

This search can help you avoid future disputes with neighbours over shared drains or unexpected costs for repairs.

3. Local Authority Search (LLC1 and CON29)

Perhaps the most wide-ranging search, which is split into two parts:

Local Land Charges Register (LLC1) – Reveals any restrictions or obligations affecting the property, such as:
- Tree preservation orders (TPOs)
- Conservation area restrictions
- Listed building status
- Financial charges (e.g., outstanding local authority debts)
CON29 Enquiries – Provides information about:
- Planning permissions and building control history for the property
- Proposed nearby road schemes or new developments that could affect your home or its value
- Whether the road outside is adopted (maintained at public expense) or private
- Environmental notices, compulsory purchase orders, and enforcement actions

This search is essential for understanding the legal environment your property sits within, and what future changes may impact it.

4. Chancel Repair Liability Search

Historically, some properties in England and Wales carry a legal obligation to contribute towards the repair of the chancel (part of a church building) in the local parish.

The search will confirm if such liability applies.
In practice, many buyers now opt for a Chancel Repair Liability insurance policy instead of the search, as it is cheaper (around £17) and provides protection regardless of whether the liability is recorded.
If a search confirms liability, your solicitor will usually recommend arranging insurance before exchange.

5. Mining Search

If the property is in a known mining area, especially regions with a history of coal, tin, chalk, limestone, or other mineral extraction, this search is essential.
It checks:

Past mining activity in the area
The risk of subsidence or ground stability problems
Any planned future mining operations
Details of mine entry points or shafts near the property

Mining-related ground movement can cause significant structural damage, and mortgage lenders will not advance funds without a clear report if mining risk is suspected.

Additional Searches That May Be Required

Depending on the property’s location, type, and circumstances, your solicitor may recommend extra searches. Common examples include:

6. Land Registry Title Searches

Confirms the current legal owner
Checks for boundaries, rights of way, restrictive covenants, and easements
Identifies any existing mortgages or charges against the property

7. Planning Search (Separate from Local Authority Search)

A specialist planning search can reveal nearby planning applications and permissions — not just those immediately linked to your property — allowing you to discover upcoming developments that may affect noise, views, or traffic.

8. Flood Risk Search (Detailed)

Where the Environmental Search flags possible flooding, a more in‑depth report may be used, assessing flood defences, historic events, and insurance implications.

9. Transport and Infrastructure Search

Covers planned transport projects such as new roads, rail links, or airport expansions. An HS2 Search is a specific example that checks impacts from the high-speed rail line.

10. Energy & Infrastructure Search

Identifies any nearby or planned wind farms, solar farms, power stations, or petroleum exploration sites, which may affect the environment and property values.

11. Commons Registration Search

Determines whether a property is registered common land or town/village green, which could restrict development or private use.

12. Ground Stability / Clay Reports

Relevant in areas where clay soil or coastal erosion may risk structural damage.

13. High-Speed Broadband and Utilities Search

Some buyers, especially in rural areas, want confirmation of broadband availability and speed, as well as other utility connections.

Why These Searches Matter

Protection from hidden risks: Searches can uncover costly problems before you commit.
Mortgage lender requirement: No searches, no mortgage release.
Negotiating tool: If issues arise, you can negotiate repairs, price reductions, or even withdraw from the purchase.
Future-proofing: Avoid unpleasant surprises after completion, such as discovering you cannot build an extension or that a motorway will soon be built nearby.

Typical Timeline for Searches

Searches are usually ordered soon after your solicitor is instructed.
Results can take a few days to several weeks, depending on the local council and type of search.

FAQs – Common Questions About Property Searches

1. Do I need property searches if I’m a cash buyer?
Not legally, but they are strongly advised to avoid inheriting costly liabilities or risks.

2. How long do conveyancing searches take?
It varies by local authority — anywhere from a few days to six weeks. Delays often occur at busy councils.

3. Can I speed up searches?
Some councils offer “fast-track” services for an extra fee, and private search companies can sometimes obtain results quicker.

4. What happens if a search finds a problem?
Your solicitor will advise on actions — which could include further investigation, renegotiating the price, or taking out an indemnity policy.

5. Are searches the same for freehold and leasehold?
The core searches are similar, but leaseholds may require extra checks, such as the freeholder’s building insurance arrangements and service charge history.

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