What are conveyancing searches?

Written by: Julia Breach, Associate Solicitor, Setfords  |  Published: 17th July 2026  |  Last reviewed: 17th July 2026  |  Read time: 7 min

Conveyancing searches are inquiries your solicitor makes through local councils, utility companies, and other third parties to uncover anything that could affect the property’s value, your intended use of it, or your legal ownership. If you’re purchasing with a mortgage, they’re usually not optional. If you’re a cash buyer, you can choose to proceed without them, though this is strongly inadvisable.

Key takeaways

• Conveyancing searches are checks your solicitor runs on a property before you exchange contracts, covering everything from planning history to flood risk.
• Three searches are usually required by most mortgage lenders: the local authority search, the drainage and water search, and the environmental search.
• Additional searches may be necessary depending on the location or structure of the property.
• Searches typically take two to six weeks, though the turnaround time for the local authority search can vary significantly by council.
• If you’re a cash buyer, searches are technically optional, but skipping them carries real risk.

What are conveyancing searches?

When your offer is accepted, your solicitor doesn’t take the seller’s word for it. Before you exchange contracts, they carry out a series of inquiries (conveyancing searches) to thoroughly investigate any factors affecting the property and its surroundings that might affect your right to use it the way you intend.

Searches pull information from multiple official sources, including the local council, the Land Registry, utility companies, and environmental agencies. They’re not about the physical condition of the property (that’s what a survey is for) but about the legal and environmental landscape around it.

This is your solicitor doing due diligence on your behalf. The seller is obliged to disclose what they know, but searches go further: they can uncover issues the seller may not even be aware of.

Which searches are carried out?

Local authority search

The most important search for most buyers. It checks the council’s records for anything registered against the property or the land it sits on, including planning permissions and building regulations approvals, enforcement notices, tree preservation orders, road adoption status (whether the road is publicly or privately maintained), and nearby planned developments or infrastructure projects.

There are two types: an official search (submitted directly to the council) and a personal search (carried out by a regulated third-party agent against the same records). Personal searches are often faster and are widely accepted by mortgage lenders, provided they comply with industry search codes, including those overseen by the Property Codes Compliance Board (PCCB). They do typically cost more than an official search. Your solicitor will advise which is right for your transaction.

Drainage and water search

Submitted to the relevant water authority, this search confirms whether the property is connected to the mains water supply and sewerage network, where public sewers run in relation to the property, and whether there are building restrictions near those sewers. It matters because building over or near a public sewer without permission can cause problems, and because a private drainage system carries ongoing maintenance responsibilities the seller should disclose.

Environmental search

This search investigates whether the land the property sits on (or was historically on) poses any environmental risk. That includes contaminated land (from industrial or commercial use in the past), flood risk from rivers or surface water, ground stability issues such as subsidence, and whether the area is affected by radon gas.

If the search flags potential contamination or flood risk, that doesn’t automatically mean there’s a problem. Your solicitor will investigate further and advise on any necessary next steps. Many searches return without any issues, but it’s worth having them carried out to confirm this.

Mining and chancel search

In certain parts of England and Wales, additional checks are standard. A coal mining search is required in former mining areas (parts of Yorkshire, the Midlands, South Wales, and the North East) and reveals historic underground workings that could affect ground stability. A chancel repair liability search checks whether an older property carries an ancient obligation to contribute to local church repairs. This does not apply to property transactions completed after October 2013, so if anything is revealed, it will not affect your purchase at completion.

Additional searches

Depending on the location and nature of the property, your solicitor may also recommend a highway search (to confirm road boundaries and adoption), a planning search (for development history and local plan designations), a commons registration search (relevant to land near registered commons), or a flood risk report beyond what the environmental search covers. Leasehold properties often require additional checks on the lease and the management structure. Your solicitor will confirm whether these are advised, and your lender may also specify any mandatory additional searches in your mortgage offer.

Which searches are required, and which are optional?

If you’re buying with a mortgage, your lender will usually require the three core searches as a condition of the loan: the local authority search, the drainage and water search, and the environmental search. Some lenders will accept search indemnity insurance in certain circumstances, but this is the exception rather than the rule. Your solicitor will confirm what your lender requires, and it’s always advisable to obtain searches even where a lender accepts indemnity insurance.

If you’re a cash buyer, you have no obligation to carry out searches. However, skipping them is a significant risk. Without searches, you’d be buying without key information about the property and surrounding area, such as any planning applications, flood risk, or ground stability issues. Most experienced solicitors will strongly advise against it, and if you come to sell, your buyer’s solicitor will likely carry out searches and could discover issues you’d be expected to rectify. This may affect your sale.

Search insurance is sometimes offered as an alternative to full searches, particularly where a transaction has time constraints. This indemnifies against loss arising from matters that would have been revealed by a search, rather than carrying one out. It’s an option, not a substitute, and your solicitor will advise whether it’s appropriate in your situation.

What can searches reveal?

The seller isn’t expected to know everything about the property and its surroundings, and they’re not a legal expert. That’s why thorough searches matter. When they do reveal something unexpected, the issues tend to fall into these categories.

Planning matters: for example, a previous extension built without permission, a planning condition the seller hasn’t complied with, or an enforcement notice registered against the property. These need to be resolved before exchange, which may require the seller to obtain retrospective consent or an indemnity policy being put in place.

Flood risk: any issue raised here will require further investigation and may affect your ability to get buildings insurance at a standard premium. Your solicitor will advise on the level of risk and the practical implications.

Contaminated land: if a property was built on or near a former industrial site, the search may flag potential contamination. This doesn’t always mean there’s a problem, but it will likely require a specialist environmental report to confirm.

Sewer proximity: if a public sewer runs under the garden, this can restrict works to the property. Water companies generally require a minimum distance of around 3 metres between new structures and public sewers. Building over a sewer without consent can mean enforced removal at your expense.

Mining legacy: in affected areas, past underground workings can create subsidence risk. A mining search result with historic workings nearby will prompt your solicitor to assess whether a structural survey or coal authority report is needed.

Chancel repair liability: less common than other risks, and usually only binding if registered against the title deeds. Where uncertainty remains, low-cost indemnity insurance can be put in place to protect against any future claim.

What can slow searches down?

COMMON DELAY: Local authority backlogs
Each council has a different turnaround time. Some results come back within a few days; others take several weeks. Your solicitor will have a rough idea of local timescales and can factor this into your timeline.

COMMON DELAY: Incomplete or incorrect application
If the search application contains an error (for example, an incorrect property boundary) the council may reject it and the clock restarts. Your solicitor will check this carefully before submission.

COMMON DELAY: Additional searches prompted by results
If an environmental or mining search raises something that needs further investigation, a specialist report will likely be needed. This adds time, but it’s worth investigating thoroughly before proceeding.

COMMON DELAY: Leasehold complexity
Leasehold properties require additional enquiries of the landlord or managing agent, who may be slow to respond. If you’re buying a leasehold property, factor this into your timeline.

What you can expect with Setfords

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

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What can speed things up?

ORDER SEARCHES EARLY
Your solicitor will order searches once they’ve reviewed the contract papers, as there may be title issues that affect whether it’s sensible to proceed. Make sure funds are on account so searches can be ordered as soon as your solicitor is ready, as delays at this stage can push back your whole timeline.

USE AN EXPERIENCED LOCAL SOLICITOR
A solicitor who regularly works in your area will know the local authority’s processing times and which additional searches are typically needed for properties nearby. That local knowledge prevents delays caused by missing searches.

RESPOND PROMPTLY TO QUERIES
If your solicitor comes back with a question or a result that needs your instructions, a quick response keeps momentum. Delays on your end can hold up the whole chain.

CONSIDER A PERSONAL SEARCH IN SLOW-AUTHORITY AREAS
Where a council is known to be slow, your solicitor may suggest a personal search as an alternative. It’s faster, though your lender will need to accept it, which most do.

When to speak to a solicitor

You don’t need to understand every search in detail: that’s your solicitor’s job. But it’s worth knowing a few things:

• Instruct a solicitor as soon as your offer is accepted. The earlier searches are ordered, the less likely they are to hold up your exchange date.
• Ask which searches will be needed for the specific property and area, so you’re not surprised by additional costs later.
• If a search result flags something, ask your solicitor to explain it in plain English: what it means, whether it’s a real problem, and what the options are.
• If you’re a cash buyer, have a conversation about whether to proceed with or without searches, and get that advice in writing.
• If you’re also selling, ask whether your solicitor is coordinating the searches on both transactions to keep them in step.

FAQs

How long do conveyancing searches take?

It depends mostly on the local authority search. Personal searches can come back within a few days; official local authority searches can take anywhere from a few days to six weeks or more depending on the council. Environmental and drainage searches usually return within a week. Your solicitor will give you a realistic expectation for your specific area at the outset.

Who pays for conveyancing searches?

You do, as the buyer. Search fees are part of your overall conveyancing costs and are typically paid upfront or as a disbursement alongside your solicitor’s fee. The cost varies by location and by the number of searches required, but the three standard searches typically cost between £250 and £450 in total. Your solicitor should provide an itemised estimate before you commit.

Can searches be transferred to a new buyer if the sale falls through?

In some cases, yes. Many searches are valid for a set period (typically six months) and can be transferred. If your sale falls through and the property is relisted, it’s worth asking whether existing search results can be used by a new buyer, which can speed up their transaction. Your solicitor will advise on whether the searches are still current and acceptable.

Do I need searches if I’m remortgaging?

Not always. Many lenders carry out a search indemnity or rely on an official search result obtained at the time of purchase (if it’s recent enough). Your solicitor or mortgage broker will confirm what your lender requires. If the property hasn’t changed materially and the original search was recent, a full set of new searches may not be needed.

What happens if a search reveals a problem?

Your solicitor will explain the result and advise on next steps. This might mean asking the seller to resolve the issue before exchange, obtaining indemnity insurance to cover the risk, renegotiating the price to reflect it, or in more serious cases, reconsidering the purchase. Finding a problem during the search phase (before you’re legally committed) is exactly the point: it gives you options.

About the author

Julia Breach, Conveyancing Solicitor, Setfords

Julia qualified as a solicitor in March 2024 and has been working in the legal sector with Setfords since 2021. She deals with residential conveyancing matters and prides herself on her proactive approach, always keeping clients updated throughout the transaction.

Last reviewed: 17 July 2026.

This article is general information about conveyancing searches in England and Wales and is not legal advice. The law and timescales can change, and every situation is different, so please speak to a qualified conveyancing solicitor about your circumstances.