A Complete Guide to Conveyancing Searches in the UK (2025)
By Homey
•
26 Sept 2025
Buying a home is an exciting milestone, but the path to getting the keys is filled with crucial checks and processes you can't afford to ignore. One of the most vital stages is "conveyancing searches," a term you'll hear a lot from your solicitor. Think of these searches as a comprehensive health check for the property you're about to buy. They are designed to dig deep into official records to uncover any hidden surprises or potential legal issues that could turn your dream home into a costly nightmare. This guide will demystify the entire process, explaining what searches are, why they are non-negotiable, and what to do if they flag a problem.
I. Understanding Conveyancing Searches: The What, Why, and Who
A. What are Conveyancing Searches?
In simple terms, conveyancing searches are a series of enquiries made by your solicitor or conveyancer to various public authorities. The goal is to gather detailed information about the property and the land it sits on. This isn't about the physical condition you can see with your own eyes; it's about the data held in records that could impact the property's value, your safety, and your ability to mortgage or enjoy it in the future. The aim is to ensure there are no hidden surprises waiting for you after you’ve completed the purchase.
B. Why are they so Important?
The UK property system largely operates on the principle of
‘Caveat Emptor’, or "buyer beware". This means the responsibility falls squarely on you, the buyer, to investigate the property thoroughly before you commit.
For Buyers: Searches are your shield. They protect your single biggest investment by uncovering potential issues that could cost thousands to fix or severely impact your quality of life. Discovering that a new motorway is planned for the bottom of your garden
before you buy is much better than finding out after you've moved in.For Sellers: While the buyer's solicitor arranges the searches, understanding what they involve can help you prepare. If you know certain issues might arise, you can gather relevant paperwork in advance, helping to avoid delays in a process already known for being frustratingly long.
For Movers: If you're selling one property and buying another, searches are a critical step on the buying side of your move. Delays or negative results can have a domino effect on your entire property chain, so it's a stage you'll be watching closely.
C. Who Carries Out the Searches?
This is a job for the legal experts. Your solicitor or licensed conveyancer will identify which searches are necessary for the specific property and its location, order them on your behalf, and then interpret the results for you.
II. The ‘Must-Have’ Searches: What’s Typically Included?
While some searches are location-specific, a standard conveyancing transaction will almost always include these three key reports.
A. Local Authority Searches (LAS)
This search queries the local council's records and is often split into two parts: a LLC1 (Local Land Charge Register) and a CON29 (Enquiries of Local Authority). Together, they reveal crucial information such as:
Planning permissions and building regulation history.
Whether the road serving the property is maintained by the council (a public road).
Any nearby road or rail schemes.
Details of any enforcement notices or compulsory purchase orders.
Why it matters: Is that shiny new extension you love fully compliant with building regulations? Is the council planning to build a new bypass right next to your prospective home? The LAS provides the answers. Be aware, these searches are a notorious source of delay in the conveyancing process, sometimes taking weeks longer than the government's 10-day target.
B. Environmental Searches
This search looks at historical and current data to assess the risk of the land being affected by environmental factors. Key areas it covers include:
Contaminated Land: Is the property built on or near a former landfill, waste site, or industrial area?
Flood Risk: Does the property sit in an area prone to flooding from rivers, the sea, or surface water?
Ground Stability: Are there any known risks of subsidence or landslide from nearby mining or natural causes?
Why it matters: Uncovering these risks is vital not only for your safety but also for securing a mortgage and building insurance. A high flood risk, for example, could make the property uninsurable or unmortgageable.
C. Water and Drainage Searches
This search is sent to the local water authority. It confirms:
How the property gets its fresh water and disposes of wastewater.
The location of public water mains and sewers within the property's boundaries.
Whether the property is connected to a public water supply and sewer.
Why it matters: If you dream of building an extension, you need to know you won't be trying to lay foundations on top of a major public sewer line. This search provides the "map" of the pipes you need to be aware of.
III. Beyond the Basics: Optional and Location-Specific Searches
Depending on where your property is in the country, your solicitor may recommend additional searches to investigate specific local risks.
Mining and Brine Searches: Essential in areas with a history of coal, tin, or salt mining (e.g., Cornwall, Cheshire, parts of Wales and the North). This checks for potential ground subsidence caused by old tunnels and workings.
Chancel Repair Liability Search: An ancient and obscure law that could make a property owner liable for the cost of repairs to the local parish church. While the risk is now lower due to changes in the law, a search is still often recommended for peace of mind.
Commons Registration Search: This checks if the property is built on or next to registered common land, which could grant other people rights over your land (like grazing animals).
Other specific searches can include Flood Risk Reports for more detail, a High Speed 2 (HS2) search for properties near the planned rail route, or searches related to local infrastructure projects.
IV. The Process, Timeline, and Costs
A. The Conveyancing Search Process: A Step-by-Step Guide
Instruction: Once your offer is accepted and you've instructed a solicitor, they will ask for money on account to cover the cost of the searches.
Ordering: Your solicitor orders the relevant searches from the various authorities and providers.
Waiting: This is often the longest part of the process, particularly waiting for the Local Authority Search to be returned.
Receiving & Review: Your solicitor receives the reports, analyses the findings, and raises any necessary enquiries with the seller's solicitor.
Reporting: Finally, they will provide you with a comprehensive report on the findings, explaining any issues in plain English.
B. How Long Do Conveyancing Searches Take?
The timeline can vary dramatically. While some searches can come back within 48 hours, the Local Authority Search is the main bottleneck. The entire conveyancing process typically takes between 12 and 16 weeks, but can often stretch to over five months, with slow searches being a primary cause of delays. Some councils can take an average of 36 days to return results.
C. How Much Do Conveyancing Searches Cost?
The cost of a standard search pack (Local Authority, Environmental, and Water & Drainage) typically ranges from £250 to £450. This cost is considered a "disbursement"—a third-party fee that your solicitor pays on your behalf. Always check if the cost of searches is included in your initial conveyancing quote or if it will be billed separately.
V. What if the Searches Reveal a Problem?
A. Don’t Panic!
Receiving a report with a flagged issue can be worrying, but it doesn't automatically mean the end of your purchase. Many common problems have straightforward solutions.
B. Your Options
Depending on the issue, your solicitor will advise you on the best course of action. Your options include:
Further Investigation: Your solicitor may need to ask the seller for more information or documentation.
Renegotiating the Price: If an issue will be expensive to fix (e.g., a private drain needs replacing), you may be able to negotiate a lower price with the seller to cover the cost.
Asking the Seller to Fix the Issue: You can request that the seller resolve the problem before contracts are exchanged.
Indemnity Insurance: For certain low-risk legal or planning defects, it may be possible to take out an indemnity insurance policy. This doesn't fix the problem, but it provides financial protection against it in the future.
Walking Away: In rare and serious cases, the issues uncovered may be significant enough to make you reconsider the purchase entirely. This is a key reason why one in three property transactions falls through, and it's better to find out at this stage than after you've completed.
VI. Frequently Asked Questions (FAQs)
A. Do I need searches if I’m a cash buyer? Yes, absolutely. While a mortgage lender legally requires searches to protect their investment, as a cash buyer, you are making an even bigger personal investment. Forgoing searches means you are accepting all potential risks without investigation, which could be financially disastrous.
B. How long are conveyancing searches valid for? Most searches are considered valid for three to six months. If your purchase is significantly delayed, your mortgage lender may require them to be redone, adding extra cost and time to the transaction.
C. Can I do my own conveyancing searches? While technically possible, it is highly inadvisable. Mortgage lenders will not accept personal searches done by a buyer. Furthermore, a solicitor’s expertise lies not just in obtaining the data but in interpreting it correctly and understanding the legal implications of the findings.
D. What’s the difference between official and personal searches? An "official" search is carried out directly by the relevant authority (e.g., the local council). A "personal" or "regulated" search is conducted by a private search agency that inspects the same public records. Most lenders accept both, and personal searches can often be faster. Your solicitor will advise on the best option for your situation.
VII. How Homey Can Help You
At Homey, we understand that the conveyancing process can be daunting. That's why we've leveraged technology to make it as smooth and stress-free as possible. Our platform allows you to manage your entire conveyancing journey digitally, from start to finish.
We offer:
Free Consultation: We provide a complimentary consultation where our experts help you understand the conveyancing process, identify your specific needs, and assist you in finding and choosing the right conveyancer for your property type and situation.
Digital Workflow: Our intuitive online portal allows for secure document exchange, real-time updates, and easy communication with your chosen conveyancer, all from the comfort of your home.
Expert Guidance: Beyond just connecting you with a conveyancer, Homey acts as your advocate, guiding you through each step of the process and representing your interests to ensure a transparent and efficient transaction. We're here to answer your questions, clarify complex legal jargon, and keep your purchase on track.
Streamlined Communication: Say goodbye to endless phone tag and email chains. Our platform centralises all communication, making it easy to stay informed and address any queries promptly.
With Homey, you're not just getting a digital service; you're gaining a partner dedicated to making your homeownership dream a reality with confidence and ease.
