What Are Property Searches and Why Do You Need Them?

When you're buying a property, there's a lot more to the due diligence process than a viewing and a survey. Property searches are a crucial part of conveyancing — and they can reveal issues that could affect both the value of the property and your enjoyment of it for years to come.

What Are Property Searches?

Property searches are formal enquiries submitted to various authorities by your solicitor on your behalf. They check for issues affecting the property that aren't visible during a physical inspection — things like flood risk, planning applications nearby, or whether the drainage runs under your garden.

If you're buying with a mortgage, your lender will require searches to be carried out. If you're a cash buyer, they're technically optional — but almost all solicitors will strongly recommend them anyway.

The Main Types of Property Searches

Local authority search

This is usually the most important search. It reveals:

• Planning permissions granted or refused for the property

• Building regulations approvals

• Whether the property is a listed building or in a conservation area

• Nearby road schemes or compulsory purchase orders

• Enforcement notices or planning breaches

The local authority search is processed by the relevant council and is often the slowest to come back — turnaround times range from a few days to six weeks depending on the local authority.

Water and drainage search

This search (submitted to the local water company) confirms:

• Whether the property is connected to mains water and public sewer

• Whether any public sewer runs under or near the property (this can affect what you're allowed to build)

• Who is responsible for maintaining the drainage

Environmental search

This checks whether the property is at risk from:

• Flooding (from rivers, surface water, or coastal sources)

• Contaminated land (former industrial or landfill sites nearby)

• Ground stability issues such as subsidence or mining

• Radon gas

Drainage and chancel search

A chancel search checks whether the property is in an area where the owner may be liable to contribute to repairs on a local church chancel — an ancient liability that still exists in some areas. While rare, it's worth checking.

Additional searches

Depending on the location and type of property, your solicitor may recommend additional searches such as a mining search (in former coal mining areas), a tin mining search (in Cornwall), or a commons registration search.

How Much Do Property Searches Cost?

Search costs vary by council and provider, but a typical package of the three main searches (local authority, water, and environmental) costs between £200 and £400. These are disbursements — paid to the relevant authorities, not your solicitor's profit.

How Long Do Searches Take?

Most searches other than the local authority search come back within a few days. The local authority search is the variable one — councils process them at different speeds. In busy areas, it can take four to six weeks. Some solicitors use personal search companies to get results faster, though these aren't always accepted by all mortgage lenders.

What Happens if a Search Reveals Something?

Not every result is a dealbreaker. Many searches come back with notes that are informational rather than problematic — for example, a nearby planning application that has no direct impact on the property. Your solicitor will advise you on whether anything material has been flagged and what your options are. In some cases, indemnity insurance can be taken out to cover a specific risk.

Sort Your Conveyancing

Property searches are ordered and managed by your conveyancer — yet another reason why choosing the right solicitor matters. EasyMuve helps you compare regulated conveyancers across the UK, so you can get started with confidence.

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