What Are Searches? What Are The Different Types? Do I Need Them?

Searches are completed when purchasing a property and are used to help reveal any information regarding the property by working with the local authority where the property is located and any other organisations to help paint a clearer picture of the property.

There are a variety of different searches which can be carried out. Please see below for those which are most commonly referred to in conveyancing.

1. Local Authority Search – This search will reveal information on any nearby road schemes, planning and any forms of contamination. This two part search comprises of the LLC1 and CON29.

a. LLC1 – The results of this search confirms if the property is a listed building, situated in a conservation area, in a tree preservation order area, if there is a smoke control order within the area or if there is a need for an improvement or renovation grant.

b. CON29 – This confirms any future development plans that could affect the property and are split into two parts, required and optional. The results of this search reveal proposals for new roads or traffic schemes, contaminated land, planning decisions affecting the property, building regulations and whether the property is in an area affected by Radon gas.

2. Planning Search – This form of search provides further details on any planning consent granted or pending applications within a 250 metre radius of the property.

3. Drainage and Water – This search reveals the drainage systems surrounding the property and any risk affecting the property in the future. It will highlight the proximity of the property to any public sewers and whether the property has a sewer which passes through its boundaries.

4. Environmental search – These are not obligatory but are at the client’s discretion. These reveal additional issues such as flood risk, subsidence risk, previous uses of land and provides evidence of any environmental issues affecting the property within a 500m radius.

5. Coal Mining Search – These are fairly common in areas which were previously used for coal, brine and salt mining. It may be possible for pre-historic tunnels to pass below a property in which case the property may be at risk of subsidence.

6. Flood Risk – This search is recommended if the property which you are purchasing is near to water. It will confirm the likelihood of the property being affected by a flood.

7. Chancel Repair Search – Many properties have a liability to the local parish for any repairs, and this will confirm if this is the case. If it is the case, an insurance policy can be purchased via your solicitors to indemnify against any future bills you may liable for.

8. Land Registry Pre-Completion Search – As the name suggests, these checks are conducted during the transaction and they are used to confirm legal ownership of the property and whether there are any ongoing or current bankruptcy procedures.

Do I need searches?

This is depended upon the nature of your purchase. Whilst we recommend searches to be obtained prior to exchanging, they are at the buyer’s discretion if you are a cash purchaser. If you are purchasing via a lender, these are usually mandatory. Your lender will insist for the Local Authority Search and Drainage & Water searches to be completed to ensure that there are no abnormalities affecting the property.

How long do searches take?

These are usually dependent upon the local authority concerning the property and can vary in weeks. Most firms will usually take an initial fee which will cover searches as they are completed via a third party search provider and not firm. We recommend searches you request your solicitors order searches at the commencement of the transaction to avoid any potential delays in receipt.

For any further information, please contact us.