Conveyancing Searches Explained — What Each One Checks and Why It Matters

Conveyancing Searches Explained

When you buy a property in England or Wales, your conveyancer orders a package of searches as part of the due diligence process. Searches are enquiries made to third-party authorities — local councils, water companies, government agencies, and specialist databases — to uncover information that would not be visible during a physical viewing and would not appear on the Land Registry title register.

Searches typically cost between £250 and £400 in 2026 for a standard residential pack. Our [Conveyancing Calculator](/conveyancing-calculator) factors these into its cost estimate.

1. Local Authority Search (LLC1 and CON29)

This is the most important search in the pack. It is a dual-part enquiry submitted to the local council covering the property itself and its immediate surroundings.

**LLC1 (Local Land Charges Register)** reveals:

• Financial charges registered against the property (e.g. unpaid council works)
• Planning conditions and enforcement notices
• Tree preservation orders (TPOs)
• Listed building status
• Conservation area designation
• Smoke control zone status

**CON29** (the enquiries section) reveals:

• Planning permissions, building regulations approvals, and certificate of completion for extensions or alterations
• Proposed road schemes or compulsory purchase orders
• Nearby land contamination entries
• Radon gas designation
• Road and footpath adoption status

An adverse local authority search result — for example, an unauthorised extension that lacks building regulations sign-off — can significantly affect your decision to proceed or your negotiating position on price.

Local authority searches can take anywhere from two days (electronic/personal search) to several weeks (official council search) depending on the authority.

2. Drainage and Water Search (CON29DW)

Conducted with the relevant water and sewerage company, this search confirms:

• Whether the property is connected to the public mains water supply
• Whether it drains to the public sewer network
• Whether there are any public sewers within the property boundary (which would restrict development and require consent for building over or near them)
• The location of water mains and infrastructure

If a public sewer runs within the property boundary, you cannot build over it without consent from the sewerage company — a material consideration if you are planning an extension. Some older properties in rural areas may have private drainage arrangements (septic tanks, cesspits), which carry ongoing maintenance costs.

3. Environmental Search

The environmental search draws on multiple national and local datasets to assess:

• **Flood risk** — from rivers, surface water, and tidal sources
• **Land contamination** — historic industrial land use, landfill sites, petrol stations, dry cleaners, and other contaminating activities within a defined radius
• **Radon gas** — a naturally occurring radioactive gas present in certain geological areas (notably South West England, parts of the Midlands, and Derbyshire). High radon areas may require remediation measures
• **Ground stability** — natural subsidence risk, including areas prone to shrink-swell clay movement or dissolution features
• **Energy infrastructure** — proximity to high-voltage power lines or gas pipelines

An adverse environmental result does not necessarily mean a property is unbuyable, but it warrants further investigation. Your conveyancer will advise on whether specialist reports are required and whether indemnity insurance is available.

4. Coal Mining Search

Required in areas overlying historical coal mining, this search is obtained from the Coal Authority. It reveals:

• Whether the property lies in a zone of past, current, or proposed coal mining
• Whether mine entries (shafts or adits) exist within the property or close by
• Whether there are any recorded subsidence claims or remediation notices

A positive coal mining result is a trigger for further investigation, not a reason to panic. Many properties in former mining areas are perfectly safe. However, your mortgage lender will almost certainly require the search in designated areas, and the results need to be considered carefully with your conveyancer.

5. Chancel Repair Search

An unusual but still live liability. Certain properties in England and Wales (those built on land historically owned by the Church of England) can carry a liability to contribute to the cost of repairing the chancel (the area around the altar) of a local parish church.

Following the Land Registration Act 2002, unregistered chancel repair liability had to be noted on the Land Register by October 2013 to remain enforceable against new purchasers. The risk has therefore reduced significantly for registered titles. However, a chancel repair search or indemnity insurance policy is still commonly obtained as a precaution, particularly in rural areas. The policy cost is typically £15–£30.

6. Other Optional Searches

Depending on location and property type, your conveyancer may also recommend:

• **Tin mining search** — relevant in Cornwall and parts of Devon
• **Highway search** — confirms whether roads and pavements around the property are publicly maintained
• **Commons registration search** — checks for common land or town and village greens that could affect development
• **Brine subsidence search** — relevant in Cheshire and parts of Staffordshire
• **Ground stability/clay subsidence report** — sometimes required separately from the environmental search in high-risk areas

For a full cost estimate including search pack fees, visit our [Conveyancing Calculator](/conveyancing-calculator).