What Searches Do I Need?  

When buying a property, carrying out the right searches is an essential part of the conveyancing process. Searches identify potential issues affecting the property and ensure your investment is protected. Most mortgage lenders require certain standard searches before approving a mortgage. 

The three main searches 

The three main searches usually requested are: 

• Local Authority Search – checks for planning permissions, building regulations, and any restrictions or proposals that could affect the property 

• Drainage and Water Search – confirms the property is connected to mains water and sewage systems, and identifies any potential drainage issues 

• Environmental Search – investigates environmental risks, such as flooding, contaminated land, or subsidence 

Environmental searches now include Climate Change assessments, which analyse long-term flood projections and coastal erosion data. Your solicitor will flag any concerns from the report, such as a projected flood risk by 2050, and recommend you speak to a specialist surveyor or insurer if further advice is needed. 

Additional searches 

Depending on the property’s location or specific circumstances, additional searches may also be required. These could include: 

• Mining searches – in areas with historical mining activity 

• Flood risk searches – in flood-prone areas 

• Chancel liability searches – in certain parishes, to check for historic church-related financial obligations 

• Major infrastructure searches – for developments such as HS2 or new road projects that could impact the property 

How your solicitor helps 

Your solicitor will advise which searches are necessary based on the property type, location, and lender requirements. They order and review the results, raising any concerns or enquiries before exchange of contracts. This ensures you’re fully informed and reduces the risk of unforeseen issues after completion. 

For more on how searches fit into the buying process, see our guide on the stages of buying a house for first-time buyers. 

Carrying out the right searches is a key step in securing a safe and legally sound property purchase. 

Final Thoughts 

Property searches protect buyers from potential risks and provide peace of mind. Our conveyancing team at Setfords guides first-time buyers through all required searches, ensuring every aspect of the property is checked before you complete your purchase. 

For a breakdown of search costs, see our guide on what disbursements are. 

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Nationwide coverage: with hundreds of consultant lawyers across the UK, we’ll connect you with the right expert.

Dedicated specialist legal partner: work directly with your chosen lawyer from start to finish.

Highly experienced: Setfords lawyers have an average of 20 years’ experience, so you can be assured you’re in safe hands.

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