Conveyancing Searches: What They Are and Why They Matter

What are conveyancing searches?

When you are buying or remortgaging a property, your conveyancer will usually arrange searches early on. These searches help flag any legal, practical or environmental issues before you exchange contracts. They are not the same as a survey: searches look at records and information about the property, while a survey is a physical inspection arranged by the buyer.

The main types of searches

• Local land charges search: this checks whether there are any legal restrictions or charges affecting the property. Examples include tree preservation orders, smoke control orders, listed building status, conservation areas and limits on permitted development.
• CON29 enquiries: these give wider information from the local authority. They can cover planning and building regulation history, enforcement notices, nearby roads, public footpaths and whether the land has been recorded as having possible contaminative uses. Together with the local land charges search, this is often called the local search.
• Drainage and water search: this confirms whether the property is connected to public sewers and mains water. It also checks whether any public sewers, drains or water pipes are within the property boundaries, and whether the water supply is metered.
• Environmental search: this looks at past land use and potential risks, such as contamination, flooding, nearby energy projects and, in some reports, the possible future impact of climate change.

Additional searches

Every property is different, so your conveyancer may also recommend extra searches depending on where the property is. These might include chancel, mining, commons or highways searches.

Why search results matter

The results help you and your lender understand whether there is anything that could affect the property’s value, salability or intended use. If something does come up, your conveyancer will explain what it means and talk you through your options before you decide how to proceed.

Summary

In short, conveyancing searches are there to help you make an informed decision. They can reveal issues that may not be obvious from viewing the property, such as planning matters, drainage arrangements, environmental risks or legal restrictions. Your conveyancer will review the results and let you know if anything needs further investigation before you commit to the transaction.

Frequently asked questions

Do I really need conveyancing searches?

In most purchases, yes. Searches help identify issues that may not be obvious from viewing the property. If you are buying with a mortgage, your lender will usually require them.

Are searches the same as a survey?

No. Searches look at records and information about the property and surrounding area. A survey is a physical inspection of the property’s condition.

How long do searches take?

Timescales vary depending on the local authority and the type of search needed. Your conveyancer will let you know if any search is likely to take longer than usual.

What happens if a search raises an issue?

If a search reveals a possible issue, your conveyancer will explain what it means and advise you on the next steps. This may involve asking further questions, requesting documents or considering whether additional protection is needed.