Property Searches Explained: What They Check

During my years as a conveyancer, buyers often asked why searches were necessary when they were already paying for a survey. The answer: a survey checks the physical building. Searches check the legal and environmental context around it.

Your survey might confirm the house is structurally sound. But it won't tell you that the council plans to build a bypass through the back garden, or that the land was previously a petrol station with potential contamination (as covered by Environment Agency searches).

Searches reveal information that protects you from problems you'd never know about otherwise.

The Local Authority Search: The Essential One

This is the most important search and the one most likely to reveal significant issues. It's also typically the slowest to return.

What It Checks

The local authority search queries council records for (per gov.uk Building Regulations):

Planning History

• Planning applications (granted, refused, pending)
• Building regulation approvals and completions
• Enforcement notices (action against unauthorised development)
• Conservation area restrictions
• Listed building status

Roads and Access

• Whether roads are publicly maintained ("adopted")
• Planned road schemes that might affect the property
• Any financial charges for road works

Other Matters

• Tree preservation orders
• Smoke control zones
• Contaminated land designations
• Outstanding charges or liabilities

What Problems Look Like

Some examples from conveyancing experience:

Unauthorised extension: The conservatory was built without planning permission. The council could require it to be removed.

Pending application nearby: A developer has applied to build 50 houses on the field behind the property. Not disclosed by the seller.

Unadopted road: The road isn't maintained by the council. Residents are collectively responsible for repairs—potentially expensive.

Building control not signed off: The loft conversion was started but never completed properly. The certificate was never issued.

How Long It Takes

This varies enormously by council:

Your solicitor knows local patterns and will advise on expected timescales.

Water and Drainage Search

This confirms how the property connects to water supply and sewerage—important for both practical reasons and future development.

What It Checks

Public Water Supply

• Whether the property connects to the public water main
• Location of water mains near the property
• Who's responsible for supply pipes

Drainage and Sewerage

• Whether the property connects to public sewers
• Location of public sewers (including any crossing the property)
• Whether drains are public or private responsibility
• Surface water drainage arrangements

Why It Matters

Sewer location: If a public sewer runs through your garden, you can't build over it without permission. Building work might be restricted.

Private drainage: If the property uses a private drainage system (septic tank, cesspit), you're responsible for maintenance and eventual replacement—potentially costly.

Connection responsibility: The boundary between your pipes and public infrastructure determines who pays for repairs.

Common Issues

Shared drains: Multiple properties share drainage. If there's a blockage, responsibility can be disputed.

Sewer crossing garden: Public sewer runs through the property. Build-over agreements needed for any extension.

Private system: No mains connection. Septic tank needs regular emptying and eventual replacement (£5,000-£20,000).

Environmental Search

Environmental searches have become increasingly important, particularly for flood risk. These are commercial database searches, not council records.

What It Checks

Contaminated Land

• Historical land use (was this a factory, garage, landfill?)
• Known contamination
• Radon risk (natural radioactive gas from certain rock types, per UK Health Security Agency)

Flood Risk

• River flooding history and risk
• Surface water flooding risk
• Groundwater flooding risk
• Flood defences in the area (per Environment Agency flood maps)

Ground Stability

• Subsidence risk from ground conditions (per British Geological Survey)
• Historic mining (separate detailed search available)
• Natural ground movement risk

Understanding Flood Risk

Flood risk is graded, typically as:

Even "low" risk can affect insurance premiums. "High" risk may make insurance difficult to obtain or very expensive.

What Problems Look Like

Former industrial use: Site was previously a dry cleaner. Soil contamination possible. Further investigation may be needed.

Flood risk zone: Property is in a medium flood risk area. Insurance will be more expensive and you should check flood history with the seller.

Radon affected area: Area has elevated radon levels. Radon testing or remediation may be recommended.

Chancel Repair Liability Search

This sounds archaic because it is. But it's a real liability that affects some properties.

What It Is

Chancel repair liability is a historic obligation—dating back to Henry VIII—requiring certain property owners to contribute to the repair of their local parish church.

Why It's Checked

If your property is affected, the church could (in theory) demand you contribute to repairs. Claims are rare but have happened, sometimes for substantial sums.

The Solution

Most affected properties have chancel repair insurance—a one-off payment (typically £20-£50) that covers the liability forever. Your solicitor will arrange this if needed.

This is completely standard. It's a straightforward protection for most purchases.

Optional Searches: When They're Needed

Depending on location and property type, your solicitor may recommend additional searches.

Mining Search

When needed: Properties in current or former mining areas (much of the Midlands, North, Wales, South West).

What it reveals: Historic mine shafts, tunnels, or workings that could cause subsidence. Also covers brine extraction and other mining activities.

Cost: Typically £30-£50

Coal Authority Search

When needed: Properties in coalfield areas specifically.

What it reveals: Coal mining legacy—shafts, seams, entries, and any planned future mining. More detailed than general mining search for coal areas.

Cost: Typically £40-£55

Commons Registration Search

When needed: Properties bordering open land, common land, or village greens.

What it reveals: Whether adjacent land is registered common land (which restricts development and grants public access rights).

Cost: Typically £15-£25

Highways Search

When needed: Sometimes recommended in addition to local authority search for more detailed road information.

What it reveals: Detailed road adoption status, planned highway works, rights of way.

Cost: Typically £30-£50

Search Timelines: What to Expect

Here's a realistic view of how long searches take:

Your solicitor orders all searches simultaneously at the start of conveyancing. The local authority search typically determines overall timing.

What Causes Delays

Council backlogs: Simply too many requests and not enough staff.

Incomplete records: Council needs to retrieve physical files or clarify records.

Complex history: Properties with extensive planning history take longer to compile.

Peak periods: Spring and summer buying seasons create backlogs.

Priority Options

Some councils offer expedited searches for additional fees. Private "personal" searches are faster but not accepted by all mortgage lenders.

Your solicitor will advise whether faster options are available and appropriate for your purchase.

What Search Results Mean

When results come back, your solicitor reviews them and raises anything significant.

How to Read Results

Results come as reports—some are straightforward pass/fail, others require interpretation.

Clear result: "No entries" or "Nothing revealed." This is good news.

Entry revealed: Something exists in the records. Your solicitor reviews whether it's concerning or routine.

Further action recommended: The search company suggests additional investigation. Your solicitor advises whether this is necessary.

When to Be Concerned

Most "entries" are routine—standard planning permissions, normal drainage connections, typical environmental conditions.

Be more concerned about:

• Enforcement notices (council taking action against something)
• Refused applications for work that was done anyway
• High flood risk affecting insurance
• Mining subsidence affecting structural integrity
• Contamination requiring remediation

Your Solicitor's Role

Your solicitor interprets results for you. They've seen thousands of search results and know what's normal versus concerning.

If something needs action—further investigation, price renegotiation, insurance—they'll advise clearly. If they don't mention something, it's probably routine.

Asking Questions

Don't hesitate to ask your solicitor about anything in the results you don't understand. You're buying this property—you deserve to know what the searches revealed.

Good questions:

• "Is there anything in the search results that concerns you?"
• "Does anything affect what I can do with the property?"
• "Is there anything that might affect resale value?"
• "Do I need additional insurance for anything revealed?"

Why can't the survey cover what searches check?

Surveys examine the physical building—structure, condition, defects. Searches check legal records and environmental databases. A surveyor can see a conservatory but can't know whether it has planning permission. A survey can note a basement but can't reveal if the land was previously contaminated. They're complementary, not alternatives.

What if searches reveal a problem?

Most issues have solutions—insurance, indemnity policies, price renegotiation, or further investigation. Your solicitor advises on options. Genuine deal-breakers from search results are rare. Many "entries" are routine—let your solicitor interpret what they mean before drawing conclusions.

Can I skip some searches to save money?

Your mortgage lender requires certain searches—you can't skip those. For cash buyers, you technically could skip searches, but this is risky. The cost (typically £250-£400 total) is small compared to problems they might reveal. It's not worth the saving.

Do search results expire?

Most searches are valid for 3-6 months. If your purchase is delayed significantly, some searches may need refreshing. Environmental data and local authority records can change, so currency matters.

Why Searches Matter

Searches protect you from problems you'd never discover otherwise. They're not bureaucracy but essential verification that what you're buying is legally and environmentally sound. The investment in searches is protection against far more expensive problems later.