What is a Local Authority Search

What is a Local Authority Search When Buying a House

When buying a property in the UK, your solicitor or conveyancer will carry out several searches to make sure there are no legal issues or hidden surprises attached to the home you want to buy. One of the most important of these is the local authority search. While it might sound like routine paperwork, this search can reveal vital information that could influence your decision to go ahead with the purchase, negotiate on price or even pull out altogether.

A local authority search checks records held by the local council relating to the property and the surrounding area. It is designed to flag up any legal restrictions, planning permissions, enforcement notices, environmental issues or potential developments that could affect your use or enjoyment of the property. In most cases, the results are reassuring and simply confirm that the property is in good standing. However, in some instances, they can reveal complications that need to be addressed before the sale progresses.

Understanding what this search involves and why it matters will help you feel more confident during the conveyancing process and ensure you are fully informed before committing to the biggest financial decision of your life.

What Does a Local Authority Search Include

A standard local authority search is made up of two parts. The first is the LLC1, which is the official search of the Local Land Charges Register. This will reveal whether the property is affected by things like listed building status, conservation area designation, tree preservation orders, or whether it sits in an area subject to compulsory purchase orders. These are all legal restrictions that could limit what you can do with the property in the future.

The second part is the CON29, which provides information on planning decisions, building control history, proposed road schemes, public rights of way and whether the property is on contaminated land or in a radon gas area. It will also show whether the council has issued any enforcement notices for unauthorised works, which could potentially become your responsibility once you take ownership.

Together, these two sections give a comprehensive view of how the property fits into local policy, legal frameworks and development plans. They are especially useful in identifying risks that may not be obvious during a viewing or survey.

Why Local Authority Searches Matter

Local authority searches are an essential safeguard when buying a property. They help ensure that you are not unknowingly buying into legal or planning issues that could affect your ability to live in the property as intended or cost you money in the future.

For example, if the search reveals that the property is subject to a listed building order or is within a conservation area, you will be limited in what renovations or extensions you can make. If there is an unresolved enforcement notice due to unauthorised building work, you may be required to rectify it at your own expense after the sale completes.

In other cases, the search may reveal plans for major roadworks or developments nearby, such as new housing estates, retail parks or transport hubs. These could significantly affect noise levels, traffic or even the property’s long term value. Having access to this information in advance allows you to weigh up the implications and decide whether the purchase is still right for you.

Mortgage lenders also usually require a local authority search to be completed before they will release funds. This is because they want assurance that the property they are lending against is legally sound and free from known risks that could reduce its value.

Who Carries Out the Search and How Long Does It Take

Local authority searches are usually requested by your solicitor or licensed conveyancer as part of the standard conveyancing process. They are submitted to the local council covering the area where the property is located. Depending on how the council processes these searches and whether they are done manually or digitally, the results can take anywhere from a few days to several weeks to come back.

In areas with high demand or limited council resources, search delays can be one of the reasons why property transactions take longer than expected. Some solicitors may use a personal search provider instead, which involves an individual accessing the same council data and producing a report. These can be quicker and sometimes cheaper, but they are not always accepted by mortgage lenders.

It is important to discuss with your solicitor how they plan to carry out the local authority search and what the expected timeframe is. Being proactive and understanding the process can help manage expectations and avoid unnecessary delays.

What Happens If Issues Are Found

If the local authority search reveals any issues, your solicitor will explain the implications and discuss your options. Some issues may require further investigation or negotiation. For instance, if planning permission for a new road scheme has been granted near the property, you may decide to renegotiate the purchase price or walk away altogether.

In other cases, the issues might be minor or manageable. If a previous owner carried out building works without permission, you may be able to take out indemnity insurance to protect against future enforcement action. Your solicitor will guide you on the best course of action and ensure that your interests are protected.

Sometimes the results of the search will prompt additional questions or specialist reports. This is a normal part of due diligence and is in place to help you make an informed decision. Remember that uncovering problems at this stage is far better than discovering them after you have moved in.

Can You Skip the Local Authority Search

If you are buying with a mortgage, the local authority search is usually mandatory. Lenders want to know that the property is not subject to legal or planning risks that could reduce its value. If you are buying with cash, you technically have the option to skip the search, but this is rarely recommended.

Skipping the local authority search might save a few weeks and some upfront cost, but it exposes you to the risk of expensive problems later. Without the search, you would have no legal knowledge of restrictions, permissions or liabilities that affect the property. It is a small investment for peace of mind and legal protection.