What Searches Do Solicitors Do When Buying a House

At Lillian Purge, we specialise in SEO for Solicitors. This page details what searches solicitors do when buying a house.

At Lillian Purge, we specialise in SEO for solicitors, helping law firms attract more clients and strengthen their online presence through clear and informative content. One of the most common questions buyers ask during the conveyancing process is, “What searches do solicitors do when buying a house?” These searches are an essential part of the legal process, helping to uncover any hidden issues that could affect the property’s value, safety, or future use.

Why Property Searches Are Important

When you buy a property, what you see is often only part of the picture. There can be potential risks or restrictions that aren’t visible during a viewing. Solicitors carry out property searches to investigate legal, environmental, and planning information that could impact the buyer’s decision or the mortgage lender’s approval.

Searches are designed to protect the buyer by identifying problems early. They ensure that the purchaser is fully informed before committing to the purchase and that the lender’s investment is protected.

The Main Types of Searches Solicitors Carry Out

Although the specific searches may vary depending on the property’s location and type, there are three main categories that solicitors typically complete for residential purchases.

1. Local Authority Search

The local authority search is one of the most important checks in the conveyancing process. It provides information about the property and its surrounding area that only the local council can supply.

This search includes:

• Planning permissions and building regulation approvals.

• Whether the property is listed or in a conservation area.

• Proposed road schemes or nearby developments.

• Tree preservation orders and smoke control zones.

• Restrictions on permitted property use.

A local authority search ensures that there are no legal or planning issues that could affect the property’s future use or value. It typically takes one to three weeks, depending on the council’s turnaround time.

2. Environmental Search

An environmental search checks for environmental risks that could affect the property or the health of its occupants. It examines historical land use and other environmental factors that may not be obvious.

This search looks for:

• Flood risks from rivers, surface water, or coastal erosion.

• Contamination from industrial or landfill sites.

• Subsidence or ground stability issues.

• Radon gas levels.

If an environmental search reveals risks, your solicitor may recommend further specialist reports or checks. Lenders often require this search to confirm the property is safe and suitable for mortgage purposes.

3. Water and Drainage Search

This search confirms how the property is connected to mains water and public drainage systems. It also identifies whether there are any water mains or sewers running through the property boundaries.

It covers:

• Whether the property is connected to mains water and sewage.

• The location of public drains and water pipes.

• Responsibility for maintenance and drainage access rights.

• Water quality and pressure information.

Knowing this information helps buyers avoid unexpected maintenance issues or complications when carrying out future works on the property.

Additional Searches Depending on Location and Property Type

Beyond the standard three, solicitors may recommend extra searches depending on the property’s location and history. These include:

4. Land Registry and Title Search

This confirms the legal ownership of the property and whether there are any existing mortgages, restrictions, or rights of way affecting the land. It ensures the seller has the legal right to sell the property and that the title is valid.

5. Mining and Ground Stability Search

In areas known for mining activity, such as parts of Wales, Cornwall, or the North of England, a mining search is essential. It checks for historical mining activity that could cause subsidence or structural issues.

6. Flood Risk Search

If the property is near a river, coast, or low-lying area, a flood risk search assesses the likelihood of flooding. It also evaluates whether insurance could be difficult or costly to obtain.

7. Chancel Repair Search

This search checks whether the property is subject to an old legal obligation to contribute to the cost of repairing a local church. While rare, these liabilities can still apply to some properties in England and Wales.

8. Energy Infrastructure or HS2 Search

If the property is near proposed developments such as wind farms, energy facilities, or major rail projects like HS2, your solicitor may order a specific search to see if these plans could affect the area’s value or noise levels.

How Long Property Searches Take

The time required for property searches can vary widely. Most searches take between one and four weeks, but some councils or authorities may take longer. Solicitors usually apply for searches early in the process to prevent delays in exchange and completion.

If you’re buying with a mortgage, your lender will not release funds until all required searches have been returned and reviewed. For cash buyers, searches are technically optional, but they are still highly recommended to avoid costly surprises later.

What Happens After the Searches

Once your solicitor receives the search results, they will review and summarise the findings in a report. This report highlights any concerns that could affect your decision to buy or may require further investigation.

If an issue arises, such as a proposed development nearby or a risk of flooding, your solicitor will discuss your options. These could include renegotiating the price, requesting additional insurance, or walking away from the purchase.

Your solicitor will not exchange contracts until you have confirmed that you are satisfied with the search results and any potential risks.

The Cost of Property Searches

The total cost of standard property searches typically ranges from £250 to £450, depending on the location and the number of additional searches required. Local authority searches are usually the most expensive, followed by environmental and drainage checks.

Your solicitor will include a detailed breakdown of these costs as part of your conveyancing quote so you can see exactly what’s covered.

Why Searches Protect You as a Buyer

Property searches are not just a formality—they protect buyers from hidden risks that could lead to expensive legal or financial problems later. Without them, you might discover issues only after completion, such as planning restrictions or environmental hazards.

By conducting thorough searches, solicitors ensure you understand the full picture of what you’re buying. This allows you to make an informed decision and proceed with confidence.

Expert Tips for Homebuyers

1. Instruct your solicitor early to start searches as soon as your offer is accepted.

2. Review your search results carefully and ask questions if anything is unclear.

3. Be aware that search times vary depending on local authority backlogs.

4. Never skip searches, even if you’re a cash buyer—they can save you from major future costs.

Final Thoughts

Solicitors play a vital role in protecting homebuyers through detailed property searches. These checks uncover crucial information about planning restrictions, environmental risks, and legal boundaries, ensuring your investment is secure.

Your solicitor will not only conduct the searches but also interpret the results, explain any concerns, and guide you through your next steps.

At Lillian Purge, we help solicitors showcase their conveyancing expertise through SEO-driven content that educates and builds client trust.

If you want to attract more clients searching for conveyancing services online, get in touch today

Also see when do you pay solicitors fees when buying a house and when to instruct a solicitor when selling a house, plus see our Solicitors Hub.