What Searches Does a Solicitor Do When Buying a House

Why Searches Exist

When you buy a property in England and Wales, you are acquiring not just the building but any legal constraints, liabilities, and obligations attached to the land. Many of these are not visible from a viewing or even from the title deeds. Property searches are the mechanism your solicitor uses to uncover them before you commit.

Searches are ordered from public authorities and specialist providers. Your mortgage lender will require certain searches as a condition of the offer.

The Core Searches

Local Authority Search

The local authority (LA) search is split into two parts:

**LLC1 (Local Land Charges Register):** Reveals financial charges, restrictions, and obligations registered against the land, including tree preservation orders, listed building status, conservation area designation, and enforcement notices.

**CON29:** Covers planning and environmental matters including outstanding planning applications, road proposals, and whether adjacent roads are maintained at public expense.

LA searches are submitted to the relevant local council. Processing times vary enormously, from a few days in some boroughs to six weeks in others. This is one of the most common causes of conveyancing delay.

Water and Drainage Search (CON29DW)

Submitted to the relevant water authority, this confirms:

• Whether the property is connected to the public water supply and sewer
• Whether any public sewer runs within the property boundary (which would restrict building works above it)
• The location of the nearest public sewer

A sewer running through the garden is more common than buyers realise and can significantly restrict extension plans.

Environmental Search

Examines historical land use records and Environment Agency data to identify:

• Risk of contamination from previous industrial use
• Proximity to landfill sites
• Flood risk from rivers, surface water, and reservoirs
• Risk of ground instability from historical mining

An environmental search returning a flag does not automatically mean there is a problem, it triggers further investigation.

Land Registry Search (Pre-Completion)

In the final days before completion, your solicitor carries out an official Land Registry search to confirm the seller still has good title and no new charges have been registered. This search gives a priority period, usually 30 working days, during which the purchase can be registered.

Additional Searches for Certain Areas

**Chancel Repair Liability Search:** In some parishes, property owners can be required to contribute to church chancel repair costs under ancient law. A search combined with indemnity insurance where appropriate protects against this risk.

**Mining Search:** Properties in areas with a history of coal, tin, or brine mining require specialist mining searches. The Coal Authority maintains records for coal mining areas.

**Commons Registration Search:** Confirms whether any land in the title is registered as common land or village green, which would restrict development.

Interpreting Search Results

Search results are provided to your solicitor in report form. They will flag anything needing your attention. Most searches return without significant issues. When a flag does appear, a planning enforcement notice, a sewer crossing the garden, contamination nearby, your solicitor will advise on implications and, where appropriate, recommend indemnity insurance or further investigation.

Property Passport UK stores key property data that can give buyers early visibility of some issues before searches are even ordered, helping identify red flags at the viewing stage rather than weeks into the conveyancing process.

How Much Do Searches Cost?

Search costs are separate from solicitor fees and passed on as disbursements. A standard search pack, local authority, drainage, and environmental, typically costs between £250 and £400 depending on location. Your solicitor should provide a full disbursements estimate at the outset.