Why Do Conveyancing Searches Take So Long? 

Once your solicitor starts work, property searches become the first major milestone of the conveyancing process. While it’s tempting to want immediate results, understanding the mechanics behind these reports will help you stay patient and informed. 

The postcode lottery of search speeds 

Your solicitor orders several searches immediately, but the time it takes to get results depends heavily on the local authority where the property is located. 

While many councils now provide instant digital results, some still rely on manual checks. High transaction volumes, staff shortages, or outdated systems in specific areas can extend timelines from 5-10 days to four weeks or more. 

Lenders are increasingly cautious about environmental resilience. If a property is in a potential flood zone, former mining area, or radon-affected region, these specialist reports require extra layers of verification to ensure the property remains insurable and mortgageable. 

A search is a legal investigation. If an application requires clarification on a boundary or a historical planning permission, the clock can effectively restart while the council verifies the data. 

Why the wait is worth it 

Searches are your best insurance policy. They reveal hidden factors that a physical survey might miss. 

Is there a major road, housing development, or new infrastructure planned for the field behind your garden? Does the property have the connectivity you need for remote work? Are there restrictions on installing solar panels or EV charging points due to conservation status? Are there public sewers or water mains running under the property that could complicate a future extension? 

Discovering these issues before you exchange is far better than finding out after you’ve committed your deposit. 

The day-one advantage 

Progressive solicitors use day-one ordering. By paying your search fees the moment you instruct, you jump the queue, ensuring these reports are processing while the other legal paperwork is being prepared. 

For more on why early instruction matters, see our guide on how fast can you get started. 

Next steps  

Setfords’ residential property solicitors prioritise search management from the moment you instruct. Our nationwide team understands the typical speeds of every local authority and uses premium fast-track services where available to minimise bottlenecks. We provide you with realistic timescale estimates based on your specific postcode and keep you updated through every stage. 

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What you can expect with Setfords

More time, more attention: With no targets, Setfords lawyers can dedicate more time to you.

Ultimate flexibility: Our lawyers can tailor their schedules to meet your needs.

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.

Capacity-based allocation: our lawyers never take on more work than they can handle, so you get the focus and attention you deserve.

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