Conveyancing Searches Explained — What They Check

Why Searches Matter

When you make an offer on a property, you can see what is above ground. You can assess the condition of the building, the quality of the neighbourhood, and the size of the rooms. What you cannot see — without specific checks — is what is happening in council records, underground, in historical contamination databases, or in the title register.

Property searches fill these blind spots. They are commissioned by your conveyancer as part of the legal due diligence, and their costs are included in the disbursements on your conveyancing bill. Use our [conveyancing calculator](/conveyancing-calculator) to see how search costs factor into your total. This guide explains what each search reveals.

The Local Authority Search (CON29 and LLC1)

The local authority search is usually the most important and the slowest. It has two parts:

**LLC1 (Local Land Charges Register):** Reveals financial charges and restrictions registered against the property by the local council. Common entries include:

• Planning conditions attached to earlier permissions
• Listed building status
• Conservation area designation
• Tree preservation orders
• Financial charges (e.g., where the council has done work and charged the property)

**CON29 (Optional Enquiries of the Local Authority):** Covers a broader set of questions, including:

• Whether the road serving the property is publicly maintained (adopted) — if not, you may be responsible for road maintenance costs
• Planning history and any outstanding enforcement notices
• Proposed road schemes, compulsory purchase orders, or development plans near the property
• Building Regulations history

The local authority search typically costs £60–£250 depending on the council. Some London boroughs charge over £200. Results take anywhere from a few days to three weeks depending on workload.

**What it does not cover:** The local authority search only covers information held by the council. It will not reveal private planning applications by neighbours (unless already decided), building disputes, or issues that the council does not know about.

The Water and Drainage Search (CON29DW)

Commissioned from the relevant water and sewerage company, this search confirms:

• Whether the property is connected to the public water mains and the public sewer
• The location of public sewers in relation to the property — important because building over a public sewer without permission is illegal and must be remedied
• Whether the property is at risk of internal flooding from sewers

A positive result gives comfort that you will not face unexpected costs to connect to public systems or rectify unauthorised structures over drains. Costs £30–£50. Results typically within a few working days.

The Environmental Search

Environmental searches are provided by specialist companies (not councils) and check against multiple databases. They cover:

• **Flood risk:** Surface water flooding, river flooding, groundwater flooding, and coastal flooding risk levels for the specific address.
• **Ground contamination:** Historical industrial uses of the land that may have left contamination (former factories, petrol stations, landfill sites). This does not confirm contamination — it flags whether further investigation may be warranted.
• **Subsidence and ground stability:** Including mining activity, natural voids, and compressible ground.
• **Radon:** A naturally occurring radioactive gas that can accumulate in homes in high-risk areas (parts of Cornwall, Devon, the East Midlands, and North Yorkshire). If the property is in a high-radon area, further investigation may be needed.

Environmental searches cost £30–£50 and return quickly (usually within 24–48 hours).

**Important caveat:** An environmental search flags potential risk based on historical and geographic data. It does not constitute a survey and does not confirm that contamination exists. If the search flags a significant concern, your conveyancer may recommend a Phase 1 or Phase 2 environmental survey — which can cost £500–£3,000 and takes additional weeks.

The Drainage and Chancel Repair Search

The chancel repair search checks whether the property falls within the ancient boundary of a historic church parish, potentially making the owner liable to contribute to chancel repair costs. This liability was enforceable against landowners until relatively recently and, while uncommon, can result in significant unexpected bills. The search costs £15–£25. If the risk is identified, indemnity insurance is usually available at a one-off premium of £20–£50.

Location-Specific Additional Searches

Depending on the property's location, your conveyancer may recommend or require additional searches:

• **Coal mining search:** In former coal mining areas (South Wales, Yorkshire, Nottinghamshire, County Durham), subsidence risk from old mine workings is a genuine concern. Costs approximately £35.
• **Tin/other mining searches:** In Cornwall, Devon, and parts of the West Country. Costs approximately £35.
• **Cheshire Brine Pumping search:** Parts of Cheshire have a history of salt extraction, causing subsidence. Costs approximately £35.
• **Commons Registration search:** Checks whether any part of the land is registered common land, which could affect development rights.
• **Flood risk report (detailed):** If the environmental search flags elevated flood risk, a detailed flood risk report specific to the property address may be advisable.

Search Insurance: An Alternative Approach

In some circumstances — typically when a buyer needs to complete very quickly and cannot wait for search results — search insurance can replace actual searches. The insurance indemnifies the buyer (and their lender) against losses arising from issues that the search would have revealed. However, this is generally not recommended as good practice: it substitutes a financial backstop for actual knowledge of issues that could make you not want the property at all.

How Searches Affect Your Purchase

Most searches come back clean. But when they do reveal issues — an unadopted road, an enforcement notice, a flood risk flag, or a contamination concern — they give you the opportunity to investigate further, renegotiate the price, ask the seller to resolve the issue, or withdraw from the purchase before you are contractually committed.

That ability to withdraw with full information before exchange is the entire point of searches. The £200–£400 they cost is very good value relative to the risk they mitigate.