What are local searches?
When you’re buying a property in the UK, local searches are a key part of the process that helps protect your investment.
These checks give you valuable information about the property and surrounding area before you commit to the purchase. While they might seem like just another cost and potential delay, searches can save you from expensive surprises later on. This article explains what local searches are, how they work, what they might reveal, and how to handle any issues that come up.
What Are Local Searches and Why Do You Need Them?
Local searches are enquiries made to various authorities to gather specific information about a property you plan to buy. They aren’t legally required for all purchases, but mortgage lenders almost always insist on them, and they’re strongly recommended even for cash buyers.
The main types include:
Local Authority Search – This comes in two parts: the LLC1 form which shows registered charges like conservation areas, and the CON29 form covering planning history, road maintenance, and nearby developments.
Water and Drainage Search – Checks if the property connects to public water and sewerage systems and identifies the location of water mains and sewers.
Environmental Search – Looks at contamination risks, flooding potential, and historical land use.
Depending on the property’s location, additional searches might be recommended, such as mining searches in former mining areas or specific flood risk assessments in known flood zones.
How Local Searches Work
Your conveyancer or solicitor typically arranges searches once your offer has been accepted and you’ve instructed them to proceed. The cost ranges from £250 to £600 for a full package, with prices varying across different UK local authorities.
Searches usually take 10-15 working days to complete, though this can stretch to several weeks in busy periods or in areas with staffing shortages. Some local authorities are quicker than others – London boroughs often take longer than rural councils.
Your solicitor can request either official searches directly from authorities or personal searches conducted by specialist search companies. Both are legally valid, though some mortgage lenders prefer official searches.
Searches are generally valid for six months, so if your purchase drags on, you might need to refresh them. This is particularly worth keeping in mind in slower-moving property chains.
Common Issues Revealed by Property Searches
Searches can uncover a range of issues that might affect your decision to buy or the price you’re willing to pay:
Planning restrictions might limit future extensions or renovations, especially in conservation areas or listed buildings. Road access problems could emerge if the access road to your property isn’t maintained by the local authority. Environmental concerns such as flood risks or contaminated land from previous industrial use can be flagged. Building regulation problems might show up, revealing work done without proper approval.
About one in five property transactions uncovers something significant in the searches. While many issues can be resolved, it’s better to know about them before you buy rather than discover them later.
Who Should Pay Special Attention to Local Searches
If you’re buying in certain areas of the UK, specific searches become more important. Properties in Cornwall or former northern industrial towns should have mining searches to check for subsidence risks. Homes near rivers or in low-lying areas need thorough flood risk assessment – with the Environment Agency reporting 1 in 6 UK properties are affected by some level of flood risk.
Buyers of older properties should pay close attention to building regulation compliance and planning permission history. Those buying leasehold properties need to check for service charge liabilities and restrictions.
Even cash buyers who aren’t required by a lender to conduct searches should consider them as an essential protection. The relatively small cost of searches is nothing compared to the potential expense of discovering serious problems after purchase.
Search Result Problems: What Happens Next?
If searches reveal issues, don’t panic. Many problems have straightforward solutions:
For minor planning breaches or building regulation issues, indemnity insurance (costing between £50-£300) can often provide protection against future enforcement. If searches show planned developments nearby, you might renegotiate the purchase price to reflect potential disruption or reduced enjoyment. For more serious issues like flood risks, you can get specialist surveys to assess the actual risk level and possible mitigation measures.
Your conveyancer should explain search results clearly and advise on possible solutions. Sometimes what seems alarming in a search report has minimal practical impact on your enjoyment of the property.
Alternatives and Shortcuts: Are They Worth It?
Some buyers consider search indemnity insurance to speed up the process. This costs £50-£100 and covers risks until searches are completed. However, this insurance doesn’t provide the information that searches do – it only offers financial protection if issues emerge later.
A common misconception is that searches are “just a box-ticking exercise” that adds unnecessary delay. In reality, they provide genuine protection. Another mistaken belief is that personal searches are less reliable than official ones. Both types can be equally effective and are accepted by most lenders.
Skipping searches entirely is risky. You might save a few hundred pounds upfront but could face thousands in costs later if problems emerge that searches would have highlighted.
Next Steps When Buying Property
Local searches are an essential safeguard when buying property in the UK. They provide information that helps you make better decisions and avoid costly surprises.
Ask your conveyancer to explain which searches they recommend for your specific property and why. When results come back, request a clear explanation of any issues found and your options for addressing them.
For complex search results, don’t hesitate to ask for specialist advice. The small extra cost could save you from making an expensive mistake.
Remember that while searches add time and cost to your purchase, they’re a worthwhile investment in protecting what will likely be one of the biggest financial commitments you’ll ever make.