What searches are done when buying a house

Property searches are one of the most important parts of the conveyancing process. They help uncover information that might not be visible from an inspection or survey – such as flood risk, planning restrictions, or ownership issues. For buyers, these searches provide essential reassurance that the property is legally sound and free from hidden problems that could affect its value or future use.

If you’re buying a home, our conveyancing solicitors can explain which searches you’ll need and what the results mean for your purchase.

Why property searches matter

Property searches are carried out by your solicitor once an offer has been accepted. The results are sent to both you and your mortgage lender to confirm that there are no legal or environmental issues that could impact the property’s security or resale value.

While searches are standard for all purchases, the exact requirements can vary depending on location, property type, and lender criteria.

Main types of property searches

Most conveyancing transactions include the following key searches:

• Local authority search – reveals planning permissions, building control history, enforcement notices, and nearby road schemes.
   
• Water and drainage search – confirms how the property connects to public sewers and water mains and whether there are any shared drains.
   
• Environmental search – checks for risks such as flooding, subsidence, contaminated land, or landfill nearby.
   
• Land Registry search – confirms ownership details and any restrictions, covenants, or easements.

Additional searches

Some properties require additional searches depending on their location, construction, or history. For example, mining searches are often recommended in former coal, tin, or brine mining areas, as subsidence risk can affect value and insurance.

Other common specialist searches include:

• Chancel repair liability – checks whether the property could be liable for historic Church of England repair costs.
   
• HS2/high-speed rail search – relevant if major rail developments could affect noise, value, or future saleability.
   
• Flood risk or groundwater reports – for properties near rivers or coastline.
   
• Energy/infrastructure searches – covering planned wind farms, solar installations or energy pipelines.

Your conveyancer will advise if any supplementary searches are appropriate based on your property and lender requirements.

How long property searches take

Search times can vary depending on the local authority and the type of property being purchased. In most cases, results are returned within one to four weeks, but some local councils experience longer turnaround times. Delays in receiving search results are one of the most common reasons for extended conveyancing timescales.

How to help avoid delays

You can minimise delays by instructing your solicitor as soon as your offer is accepted, completing ID checks quickly, and providing funds to order searches straightaway. If you are in a chain, tell your solicitor early so they can coordinate timings with other parties.

Interpreting search results

Your solicitor will review the results of each search and raise any necessary enquiries with the seller’s solicitor. Not all adverse entries are a cause for concern — for example, a recorded planning consent for a conservatory may simply confirm compliance — but some results, such as flood risk or enforcement notices, may require further investigation.

FAQs on conveyancing searches

A few common questions about conveyancing searches are outlined below:

1. What are property searches and why are they needed?

   Property searches are checks carried out by your solicitor to uncover issues like flood risk, planning restrictions, or ownership problems. They protect you and your mortgage lender by ensuring the property is legally sound and safe to buy.

2. How long do property searches take?

   Most searches are returned within 1–4 weeks, but some councils take longer. Timescales depend on the local authority, type of property, and lender requirements.

3. What happens if a search reveals a problem?

   Your solicitor will assess the issue and may raise enquiries, suggest further investigations, or negotiate with the seller. In serious cases, you may choose to renegotiate the price or withdraw from the purchase.

4. Are searches needed for a cash purchase?

   Yes. Even without a mortgage lender, searches help reveal hidden risks that could affect value, insurance, or future resale. A cash buyer can skip them, but it is strongly advised not to.

5. Can you fast-track property searches?

   Some local authorities and search providers offer priority services. Your solicitor can request these, but availability and timeframes vary by region.

Contact our conveyancing solicitors for expert advice

Our conveyancing solicitors carry out detailed searches for every purchase and explain the results clearly, so you understand exactly what they mean. We identify issues early and liaise with local authorities, surveyors, and lenders to keep transactions on schedule.

Dominic Mercer, director and head of residential property, says:

"Search results give buyers the confidence that the property they’re purchasing won’t present unexpected risks later. We often see issues such as historic planning restrictions or nearby infrastructure projects, which can influence a buyer’s future plans. For example, one client discovered an upcoming transport scheme that would have significantly increased noise levels – something they wouldn’t have known without a local authority search.

"By instructing us early, we can order searches promptly and keep your transaction on track. Our job is to explain the results clearly and help you make informed decisions.”

Whether you’re buying your first home or expanding your property portfolio, our team ensures that every detail is properly checked before you commit. Get in touch to speak with our conveyancing solicitors.