What Are Property Searches When Buying a House?

Property Law Unpacked is our practical guide to buying and selling property in the UK. Each article takes a real question or scenario faced by buyers and sellers and explains the legal process in plain English, with insights from our experienced property lawyers. Whether you’re a first-time buyer, a seasoned investor, or preparing to sell, this series gives you the clarity and confidence to navigate your move.

In this instalment we look at property searches, what they are, why they matter and how they help protect you when buying a home.
When you are buying a property, your solicitor will likely mention “searches” early in the process. These are not just a formality; they are a crucial part of due diligence that helps you understand the risks or responsibilities attached to the property before you commit.
Let us break down what property searches are, why they matter, and what you can expect.

What are property searches, in plain English?

Searches are checks your solicitor carries out with local authorities and other bodies to uncover any issues that could affect the property, your use of it, or its future value. These are separate from your mortgage valuation or survey, which look at the physical condition or market value of the building. Searches focus on legal, environmental, and practical concerns tied to the land and its location.

The main searches you will encounter
1. Local Authority Search

This is the key search. It tells you about:

Planning permissions that were granted or refused
Building regulation approvals
Whether the property is in a conservation area
Any enforcement notices or compulsory purchase orders
Road, rail, or other infrastructure schemes that might affect the property
Local pollution, contamination, or highways issues

This search helps you avoid unpleasant surprises, such as discovering that a nearby field is being turned into a motorway or that a loft conversion was never approved.

2. Drainage and Water Search

This shows:

Whether the property is connected to mains water and sewerage
Who owns and maintains those pipes
If there are any public drains running under the property which could affect extensions

It is important because you do not want to begin building work only to find a drain underneath, or discover that you are responsible for shared pipes you did not know existed.

3. Environmental and Risk Search

This checks for:

Contaminated land, for example from past industrial use or chemicals
Flood risk, from rivers, surface water or the sea
Gas hazards, landfill sites or pollution
Ground stability issues, such as subsidence or sinkholes

If the land has a history of contamination, even if it was decades ago, you could be liable for clean-up costs. Lenders are particularly cautious about this search, and results can sometimes influence whether a mortgage offer is made.

4. Land Registry or Title Search

In addition to the searches above, your solicitor will carry out a Land Registry or title search. This confirms the current owner’s title, checks for registered charges or covenants, and verifies the title plan. The transaction cannot complete until this check is satisfied. Once the purchase is finalised, your solicitor will register you as the new owner at the Land Registry, securing your legal rights.

Optional or specialist searches

Depending on where the property is and its history, your solicitor may recommend additional searches, such as:

Coal mining or brine extraction, for properties in former mining areas
HS2 or Crossrail searches, for properties near future transport infrastructure
Chancel repair liability, for historic church repair obligations
Commons registration, if the land may be subject to common rights

Not every property needs all of these. Your solicitor will advise based on the location and level of risk.

At Laurus, we always instruct a Chancel Repair Liability search as standard. Although this is often considered an optional search, some historic London parishes still record residual liability, so we include it in every purchase to ensure full protection for our clients.

How long do searches take?

This varies depending on the local authority and the type of search. Some councils return results within a few days, while others can take several weeks. Delays in search results are one of the most common causes of slow transactions, which is why solicitors order them as early as possible in the process.

How to speed up search results

While some factors are outside your control, you can help keep things moving by:

Staying in regular contact with your solicitor so you are aware of any delays or missing responses
Supplying any documents or information requested as quickly as possible
Understanding which parties are involved, for example local authorities, water companies, or environmental agencies, so you can track progress
Working with an experienced conveyancing solicitor who is proactive in chasing and coordinating search responses

How Laurus interprets your search results

Our lawyers spend time to understand the detail of each search so that you are fully informed about what you are buying. We identify issues to be aware of now and in the future, highlight any conditions or restrictions that may affect how you use the property, and set out clear points to raise with the other side. Where appropriate we propose points of negotiation, further evidence from the seller, or an indemnity policy.

You will receive plain English advice and a practical summary that explains the findings, the level of risk, and our recommended next steps. Everything we do is with your interests at heart to protect your investment and to keep your transaction on track.

What happens if something concerning comes up?

If a search reveals a problem, it is not necessarily a deal breaker. Your solicitor will:

Explain what the issue is
Help you assess the risk
Suggest whether further investigation is needed
Negotiate with the seller for extra protection, such as an indemnity policy or a price reduction

For example, if the local authority search reveals an unapproved extension, you might ask the seller to provide a regularisation certificate which is a retrospective approval for building work, or agree to an indemnity policy. Be sure your solicitor explains the results clearly and that you understand their implications before proceeding. If anything is unclear, ask for it to be explained in plain English. The aim is for you to make decisions with full confidence about what you are buying.

Do cash buyers still need searches?

Legally, no. You do not have to carry out searches if you are not taking out a mortgage. However, we almost always recommend them because the risks, such as flooding or contamination, affect you rather than the bank. Skipping searches is rarely a wise move, especially for such a significant investment.

In summary

Searches might sound administrative, but they are one of the most important tools for protecting yourself as a buyer. They provide a window into the property’s legal and environmental history, helping you make an informed decision and avoid unexpected problems later on.

Our property team orders, interprets, and explains all searches promptly and clearly. If you are buying a property and want a solicitor who will protect your position and keep your transaction moving, get in touch with our team today on 020 3146 6300 or hello@lauruslaw.co.uk.