Home Insights Conveyancing Searches Explained: What they are, why they matter, and what to expect
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Conveyancing Searches Explained: What they are, why they matter, and what to expect

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When you’re buying a home there is a lot to think about, from mortgage applications, to surveys, to packing boxes. It’s a busy time – take a look at our first time buyers guide for a comprehensive ‘to-do list’. 

One aspect which sometimes gets misunderstood is conveyancing searches. These legal checks are a vital safeguard when buying a property, helping to uncover hidden issues which may otherwise go unnoticed. 

In this guide, we’ll answer the common questions around conveyancing searches, including:

  • What are conveyancing searches?
  • Why are they important?
  • What types of conveyancing searches are there?
  • How long do conveyancing searches take?
  • How much do conveyancing searches cost?
  • What happens if a search raises a red flag?
  • How can a solicitor help?

Whether you’re a first time buyer or this isn’t your first time, having a fundamental understanding of conveyancing searches can help you avoid any costly surprises. 

Need help navigating the home buying process? Get in touch with our expert residential property solicitors for clear, friendly advice and support.

What are conveyancing searches? 

Conveyancing searches are a series of legal and environmental checks carried out by a solicitor with local councils and other bodies to gather information that might affect the property, its value and the surrounding areas.

When you enter the process of buying a property, the searches will reveal everything from upcoming road developments, to flood risks, to restrictions on land use. These factors may be critical in you choosing whether or not to proceed with the purchase or renegotiating the offer you have had accepted. 

Why searches are essential 

Property searches:

  • Allow your solicitor to support your legal interests. See how Eric Robinson Solicitors can support your conveyancing journey now. 
  • Identify risks and liabilities
  • Fulfil lender requirements
  • Help you make an informed decision as a buyer

Why are conveyancing searches important? 

Conveyancing searches provide information that would be invisible during a viewing or even a survey.

In most cases, it is a legal requirement when buying a property with a mortgage, as lenders want to make sure the property doesn’t carry any hidden risks. Without these searches, a buyer may find themselves facing unexpected planning restrictions, financial liabilities, and environmental hazards after purchase. 

Searches can reveal: 

  • Risk of flooding and subsistence 
  • Proposed new roads and building developments 
  • Disputes over boundaries or access
  • Contaminated land (such as old industrial sites)
  • Planning enforcement notices or building regulations breaches

Searches can reveal issues which may affect your enjoyment of the property, its resale value and even your safety. 

Types of conveyancing searches

The type of conveyancing searches your solicitor will suggest depends on the property’s location, type and value, but the core searches usually include:

  • Local authority search: This covers planning permissions, building regulations compliance, proposed road development, and whether the property is in a conservation area or has listed building status.
  • Environmental search: These searches check for things like flood risk, contaminated land, landslides or subsidence, and radon gas levels.
  • Water and drainage search: This search concerns how the property is connected to mains water and sewerage, the location of pipes and responsibility for drainage. 
  • Chancel repair search: This establishes whether the property is subject to an ancient obligation to contribute towards church repairs – it’s rare, but sometimes still applies. 
  • Mining of Ground Stability Searches: In former mining areas (e.g. Cornwall, South Wales, the Midlands and the North), these searches highlight subsidence risks or abandoned mine shafts under or near the property.
  • Other searches: Depending on the location of the property, it might be subject to specific searches such as a coastal erosion search or infrastructure projects search.

How long do conveyancing searches take?

Searches can typically take 2-4 weeks, but this varies depending on:

  • The local authority’s processing speed
  • Whether the property is in a high-demand area
  • The complexity of the property and area

Some searches like water and drainage, are computer-automated and can be returned within days, whereas local authority searches can take longer especially if the council is under-resourced and working through a backlog. 

Can the process be sped up?

While your solicitor can’t control local authority turnaround times, choosing a responsive conveyancer and acting promptly on any follow-up requests will help prevent unnecessary delays.

At Eric Robinson Solicitors, we know efficiency is paramount when going through the process of conveyancing, and so the main priority of our solicitors is to respond quickly, reach solutions and take action promptly. 

What happens if a search flags an issue? 

If a search uncovered an issue, your conveyancing solicitor will be able to advise on next steps. Depending on the nature of the issue, you could choose to renegotiate on price, investigate the problem further, or pull out of the purchase entirely.

Indemnity insurance is also a great solution for potential problems, meaning you have a safety net if something does go wrong after the sale. 

How much does a conveyancing search cost? 

Typically conveyancing searches cost between £350 and £400 but this varies depending on the location, characteristics and complexity of the property. These are usually paid as part of your solicitor’s legal costs and will be itemised in your conveyancing quote.

How solicitors help with conveyancing searches

Your solicitor plays a crucial role in ordering the correct searches, interpreting and communicating the results with you, and helping you decide the best course of action. They can also liaise with the sellers’ and buyers’ solicitors and your mortgage lender to help smooth out any issues that arise. 

At Eric Robinson Solicitors, we understand the importance of attention to detail and clear communication when dealing with conveyancing searches. Our experienced conveyancing solicitors will help your move proceed as smoothly as possible and work to minimise any stress. 

Conclusion 

Conveyancing searches might not be the most exciting part of purchasing a home, but it is one of the most important. They protect you from hidden risks and provide the information you need to buy with confidence.

By understanding what conveyancing searches are, why they are important, and how long they are likely to take, you can prepare for the process. 

If you are thinking of purchasing a new home, whether it is your first time or not, our experienced solicitors are here to help you at each stage. To kick start the process, you can get in contact with your nearest office, get a conveyancing quote tailored to you, or if it’s relevant to you, explore our dedicated new build conveyancing support