Quick take: Property searches are a standard part of conveyancing. They reveal what you cannot see: planned road schemes, flood risk, contaminated land, missing building control approvals. Skipping them to save a few hundred pounds is a gamble most buyers should not take.

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Why Searches Matter

A viewing tells you what a property looks like. Searches tell you what is underneath and around it. Mortgage lenders require certain searches as a condition of lending, but even cash buyers should consider them.

1. Local Authority Search (LLC1 and CON29R)

Cost: typically 100 to 300 pounds depending on the council.

The most comprehensive search. It reveals:

• Planning applications (granted, refused, or pending) affecting the property and neighbouring land

• Building control records and completion certificates

• Conservation area or listed building designations

• Tree preservation orders

• Nearby road schemes or compulsory purchase orders

A buyer in North London discovered through the local authority search that planning permission had been granted for a large development overlooking the back garden. This was not visible from the viewing because the development site was behind a row of garages. The information changed her offer.

2. Environmental Search

Cost: typically 30 to 50 pounds.

Covers flood risk (rivers, surface water, groundwater), contaminated land, ground stability (subsidence, mining), and radon gas. Flood risk affects both insurability and resale value. The Flood Re scheme helps with insurance for residential properties built before 2009, but does not apply to newer builds.

3. Water and Drainage Search

Cost: typically 40 to 60 pounds.

Confirms mains water and drainage connections, the location of public sewers, and whether any public sewers run under the property. If a public sewer runs under or within three metres of the property, you will need approval from the water company before building over it.

4. Chancel Repair Search

Cost: typically 20 to 30 pounds.

Some properties have a historical liability to contribute to the repair of their local parish church chancel. While rare, the liability is uncapped. An indemnity policy is an inexpensive alternative.

5. Mining Searches

Cost: typically 30 to 50 pounds.

Required in areas with a history of coal or tin mining. Important in parts of the North East, Yorkshire, the Midlands, South Wales, and Cornwall.

FAQ

Can I skip searches to save money?

If buying with a mortgage, your lender will almost certainly require the main searches. Cash buyers technically have a choice, but the total cost (typically 250 to 400 pounds) is small compared to the value of the property and the cost of discovering problems after completion.

How long do searches take?

Environmental, water, and mining searches usually come back within days. Local authority searches vary: some councils return results in a week, others take four to six weeks. This is often the main bottleneck in conveyancing.

Disclaimer: This article is general information, not financial, tax, or legal advice.