What are conveyancing searches?
Conveyancing searches are enquiries your conveyancer makes to public bodies and data providers about a property in England. The standard set covers local authority matters, drainage and water, and environmental risk. They reveal things a viewing cannot, such as planning decisions, road adoption, flood risk and contaminated land history.
Searches are one of the first costs you meet after an accepted offer, and one of the least visible. They do not involve anyone visiting the property. Instead they gather what official records already say about it, which is often where the surprises live.
Which searches are usually carried out?
Most purchases in England involve three core searches, plus extras depending on location.
- Local authority search: planning history, building regulations, road adoption, and nearby proposals affecting the property.
- Drainage and water search: whether the property is connected to mains water and public sewers, and where public drains run.
- Environmental search: contaminated land history, flood risk, ground stability and nearby landfill.
- Location-specific extras such as coal mining, tin mining, chancel repair or radon, where relevant.
Who pays for searches, and when?
The buyer pays. Your conveyancer will normally ask for the money up front, because they order the searches on your behalf as soon as funds are available.
If your purchase falls through, search fees are generally not recoverable, which is one reason to resolve any obvious deal-breakers before ordering them.
What happens if a search reveals a problem?
It depends on the issue. Some findings simply need an explanation from the seller, some are covered by indemnity insurance, and some justify renegotiating the price or walking away.
Your conveyancer will explain what a result means for you specifically. If a lender is involved, the lender's view matters too.
Key takeaway
Searches tell you what records say about a property rather than what it looks like. Order them promptly, budget a few hundred pounds, and read the summary your conveyancer prepares.
Frequently asked questions
How long do conveyancing searches take?
Drainage and environmental searches often return within days, while local authority searches vary considerably between councils and can take several weeks. Your conveyancer can tell you the current turnaround for the relevant local authority.
How much do searches cost?
The combined cost of a standard search pack in England is typically a few hundred pounds, varying by local authority and by which extra searches are needed. Your conveyancer's quote should itemise them.
Can I skip searches if I am a cash buyer?
You can, because searches are usually a lender requirement rather than a legal one. Doing so means accepting the risk of an unknown planning, drainage or environmental issue, so discuss it with your conveyancer first.
Stage tracker
Searches sit in the middle of the legal stage. MyMoveMate prompts you to check they have been ordered and gives you the questions worth asking your conveyancer about the results.
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