What Are Searches When Buying a House

What Are Searches When Buying a House

When buying a property in the UK, especially with the help of a mortgage, you will come across the term 'searches' during the conveyancing process. Property searches are a vital part of buying a home, carried out to uncover information about the property that might not be visible during viewings or revealed in the seller’s documentation. These searches are organised by your solicitor or conveyancer and are required by mortgage lenders to ensure the property is suitable for lending. Even if you are buying in cash, searches remain a crucial safeguard that can help prevent costly problems in the future.

The Purpose of Property Searches

Searches provide detailed information about legal, environmental and planning issues that could affect the value or use of the property. They are conducted to protect you as the buyer from unexpected issues such as future development, flood risks, or disputes over land boundaries. They also inform the mortgage lender of any risks that could affect the resale value of the home in the event of repossession. The findings can influence whether the sale proceeds, whether conditions are added to the mortgage, or whether you decide to renegotiate your offer.

Local Authority Search

The most important and detailed search is the local authority search. This is split into two parts: the Local Land Charges Register and the CON29 enquiries. These reveal whether the property is subject to any restrictions, such as tree preservation orders, listed building status or conservation area designation. They also show whether there are planning permissions, enforcement notices or compulsory purchase orders affecting the property or surrounding land. This search helps ensure there are no legal constraints or nearby developments that might affect your enjoyment or the value of the property.

Environmental Search

An environmental search investigates whether the property is at risk from issues such as flooding, land contamination, subsidence or proximity to landfill sites. Historical use of the land, industrial activity or underground works could all pose long term problems. If the property is found to be at risk, this may affect your insurance costs or even make the house unmortgageable. In such cases, your solicitor will advise you on next steps, which may involve further investigation or seeking indemnity insurance.

Water and Drainage Search

The water and drainage search is carried out with the local water company and shows whether the property is connected to mains water and sewerage. It also reveals the location of public pipes and drains and whether any run underneath the property, which could affect future building work or extensions. The search will also confirm whether the property is charged for water on a metered basis or rateable value. These details are essential for understanding ongoing costs and potential maintenance issues.

Additional Searches Based on Location

Depending on where the property is located, your solicitor may recommend extra searches. In former mining areas, a mining search may be needed to check for historical mine shafts or ground instability. In rural or coastal areas, a chancel repair search may be requested to determine whether you could be liable for the upkeep of a local church. In areas with high levels of clay soil, a subsidence or ground stability search may also be advised. These additional checks are not always required but can provide peace of mind for buyers in specific regions.

How Long Searches Take

Searches are usually ordered soon after your offer is accepted and your solicitor begins the legal work. In normal circumstances, they take between one and three weeks to complete. However, delays can occur depending on the workload of local authorities or third party providers. During busy periods, or in areas with slow administrative systems, some local searches may take four to six weeks. Your solicitor will keep you informed of the progress and advise if any issues arise during the wait.

What Happens If a Search Reveals a Problem

If any of the searches reveal something concerning, your solicitor will discuss the implications and suggest a way forward. In some cases, the issue may be minor and require no action. In others, you may need to commission a specialist report, seek legal indemnity insurance, or ask the seller to resolve the problem before proceeding. Occasionally, the issue may be serious enough to justify pulling out of the purchase. Searches are there to give you clarity and confidence, helping you avoid future legal or financial surprises.

Are Searches Always Required

If you are buying with a mortgage, searches are compulsory as part of your lender’s risk assessment process. If you are a cash buyer, you can choose to waive them, but this is generally not recommended. The relatively small cost of searches compared to the purchase price offers valuable protection. Even experienced investors tend to carry out searches to ensure full legal transparency and avoid complications that could affect resale or rental potential.

Final Thoughts

Searches are an essential part of buying a house in the UK. They provide legal and environmental information that is not available from the estate agent or seller and help you make an informed decision before committing to the purchase. Your solicitor will guide you through the process and ensure that any issues uncovered are properly addressed. Although waiting for searches can delay the transaction, they play a vital role in protecting both buyers and mortgage lenders from hidden risks and future disputes.