When you buy a property, your solicitor orders a set of searches to find out things the seller may not know or may not mention: planned roads, planning history, flood risk, where the drains run, whether the land was ever mined. This guide explains each of the main searches, what they cost, how long they take and what happens if something comes back.
What are conveyancing searches?
Searches are enquiries made with official bodies and data providers about a property and its surroundings. Together with the title and the seller’s answers to the property forms, they give the full picture of what you are buying. If you have a mortgage, your lender will require them. If you are a cash buyer they are optional, but we strongly recommend them.
The local authority search
The local authority search comes from the council and has two parts:
- Local land charges (LLC1)
- Registered restrictions on the property, such as tree preservation orders, conservation areas, listed building status and some planning conditions or financial charges.
- Enquiries of the local authority (CON29)
- Planning and building control history, whether the road is adopted, nearby road or rail schemes, and notices such as enforcement or compulsory purchase.
Optional enquiries (the CON29O) cover things like public paths, common land and noise abatement, and are added when the property needs them.
Water and drainage search
The water and drainage search (CON29DW) comes from the water company. It confirms whether the property is connected to the public water supply and sewers, whether a public sewer runs within the boundary (which can limit extensions) and how water is charged.
Environmental and flood searches
An environmental search looks at past and present land use nearby, such as landfill or industrial sites, and the risk of contamination. Most also cover flood risk, ground stability and sometimes energy infrastructure. If something is flagged, we explain what it means and whether a further report is worth getting.
Searches that depend on the area
- Coal mining
- In former coalfields, including much of the North East, Yorkshire and the Midlands, a coal mining search from the Coal Authority shows past mining, mine entries and subsidence claims.
- Other mining and ground stability
- Some areas need their own searches, such as Cornish tin mining or brine extraction in parts of Cheshire.
- Chancel repair
- A check, or an insurance policy, for the old liability to help pay for repairs to a parish church.
- Highways and others
- Extra searches for roads, rights of way, HS2 or other schemes where they are relevant.
How much do searches cost?
Search fees are disbursements: your solicitor pays them for you. Council search fees are set by each council, so the total varies by area and by which searches your property needs. Together they usually come to a few hundred pounds. Your quote lists every search and its cost before you instruct us; see our pricing page.
How long do searches take?
Water, drainage and environmental searches usually come back within a few days. The local authority search takes longest. SearchFlow figures for April 2026 put the national average at 10 working days, ranging from 3 days to more than 30 depending on the council.
Councils whose local land charges are on HM Land Registry’s digital register return that part straight away. Our area guides show the latest search time for each council we cover, and our guide to how long conveyancing takes explains how searches fit into the overall timescale.
Order them early
Searches are often the slowest part of a purchase, so we order them as soon as you instruct us and your search fees are paid.
What if something comes back on a search?
Most results are routine. When something matters, such as a planning breach, a road scheme, flood risk or a public sewer under the garden, we explain it in plain English and suggest what to do next. That might be asking the seller questions, getting a specialist report or indemnity insurance, renegotiating the price or, occasionally, walking away. You decide before anything is binding.
Can I skip searches with indemnity insurance?
No-search indemnity insurance covers some financial losses if an adverse entry would have shown on a search, but it tells you nothing about the property. Some lenders accept it for a remortgage, and occasionally for a purchase when time is very short, but we usually advise buyers to get full searches.
Common questions
They are not compulsory without a mortgage, but we strongly recommend them. Without searches you could buy a property affected by planning problems, flood risk or a road scheme without knowing.
Searches don’t expire, but lenders usually want them to be recent, often less than six months old at completion. If your purchase is delayed, we may need to update them.
The buyer normally pays for searches. In some auction sales and when sellers prepare information upfront, the seller provides searches with the legal pack.
Sellers can order searches in advance to include with their upfront information, which helps the buyer’s solicitor move faster. Buyers usually order them once their offer is accepted.
This guide is general information, not legal advice for your situation. Have a question? Read our FAQs or ask us.
