Property searches explained

Property searches are background checks your conveyancer runs on a home before you commit to buying it. They look beyond the building itself, at the land, the local area and the records held by official bodies, to flag anything that could affect the value, your use of the property, or your ability to sell it later. A survey tells you about the physical condition of the house. Searches tell you about everything around and underneath it that you cannot see on a viewing.

You almost always need them. If you are buying with a mortgage, your lender will usually require a standard set of searches before it releases the money, because the property is its security too. Cash buyers should order them as well. Skipping searches to save a little time or money is one of the easier ways to inherit an expensive problem.

1 What property searches actually are

Searches are formal enquiries your conveyancer submits to councils, utility companies and specialist data providers, with the answers returned as reports. They form part of the legal due diligence that sits inside the wider conveyancing process. Your conveyancer reads each result, raises questions with the seller's solicitor where something looks off, and explains anything that should change your mind or your offer.

They are not box-ticking. A search can reveal that the road outside is not maintained by the council, that there is a planning application next door for a block of flats, or that the property sits in a flood zone the estate agent never mentioned. None of that shows up on a viewing, and none of it shows up in a survey.

2 The three core searches almost every buyer needs

Three searches make up the standard package on nearly every purchase in England and Wales. Your conveyancer will order these as a matter of course, and your lender will expect to see them.

Local authority search

The local authority search queries the council's records about the property and its immediate surroundings. It covers planning permissions and building regulation approvals, whether the road and pavement are publicly maintained, planning enforcement notices, conservation area or listed status, tree preservation orders, and nearby road or rail schemes. If a previous owner built an extension without proper consent, this is often where it surfaces.

Drainage and water search

The drainage and water search confirms whether the property is connected to the public sewer and mains water supply, where those pipes run, and who is responsible for maintaining them. It flags any public sewer crossing the land, which can restrict where you could build an extension. It also tells you how your water is charged, whether by meter or rateable value.

Environmental search

The environmental search looks at the ground and the history of the site. It checks for contaminated land, former industrial or landfill use nearby, ground stability, and a basic flood risk indication. If the report raises a contamination concern, your conveyancer may recommend further investigation before you proceed.

3 Location-specific searches you may also need

On top of the core three, some properties need extra searches because of where they sit. Your conveyancer decides which apply once they know the address, and a good one will not order searches you do not need.

• Flood search: a more detailed report on river, coastal, surface water and groundwater flood risk, often advised where the environmental search flags a concern or the area has a known history.
• Mining search: important in former coal, tin, clay or other mining regions, checking for old workings and shafts that could affect ground stability. A coal mining search is standard across much of the Midlands, the North, Wales and the South West.
• Chancel repair search: checks whether the property might carry an old liability to contribute to the repair of a parish church. The risk is much reduced since 2013, but the search is cheap and your conveyancer may still recommend it or an indemnity policy.
• Other local extras: radon gas (parts of the South West and elsewhere), commons registration, or brine subsidence in places such as Cheshire. These depend entirely on the locality.

4 How searches fit the timeline and what they cost

Searches are ordered early, usually soon after your offer is accepted and your conveyancer has the contract pack. Results often come back within a couple of weeks, though a slow council can take longer and is a common cause of delay. Because they sit on the critical path, ordering them promptly is one of the more reliable ways to keep things moving. A typical freehold purchase runs to around 8 to 12 weeks overall, and searches are part of why. We cover this in how to speed up your conveyancing.

Searches are paid as disbursements, meaning costs your conveyancer pays out on your behalf and passes on to you. The total for a typical search pack usually runs into the low hundreds of pounds, and the exact figure depends on the council, the property's location, and which extras apply. Fees change, so check the breakdown on your own quote rather than relying on a fixed number. Our guide to conveyancing disbursements sets out how these charges work.

5 What to do when a search raises a problem

If a search flags something, try not to panic and do not ignore it. Most issues are manageable once you understand them, and your conveyancer's job is to explain the options before you are legally committed.

That last point matters. Searches are completed before exchange, while you can still change your mind without penalty. After exchange you are bound, which is why this work happens first.