understanding searches
published: march 18, 2025
property searches are a crucial part of the conveyancing process. they help uncover potential issues that might not be visible during a property viewing but could significantly impact your home's value or your enjoyment of it.
what are property searches?
property searches are inquiries made to various authorities to gather information about a property and its surrounding area. they're designed to reveal any potential problems or restrictions that might affect your decision to buy or the property's value.
essential property searches
local authority searches
these reveal information about planning permissions, building regulations, nearby road schemes, and other local factors. they're split into two parts: LLC1 (revealing legal restrictions) and CON29 (providing information on various matters like planning history).
environmental searches
these identify potential environmental risks like flooding, land contamination, or subsidence. they can reveal if the property is built on or near former industrial sites, landfills, or in areas prone to natural hazards.
water and drainage searches
conducted with the local water authority, these searches confirm if the property is connected to public water supplies and sewerage systems. they also show the location of public drains and water mains, which is important as building over these can be restricted.
chancel repair liability search
this reveals if the property carries an obligation to contribute to repairs of the local parish church. while less common now, it's still worth checking to avoid unexpected costs.
additional searches
depending on the property's location and circumstances, your conveyancer might recommend additional searches:
- mining searches (in areas with historical mining activity)
- HS2 or crossrail searches (for properties potentially affected by these rail projects)
- planning searches (providing more detailed information about development in the area)
- commons registration searches (for properties near common land)
why searches matter
property searches are essential because they:
- reveal potential issues that could affect your decision to proceed
- help you negotiate on price if problems are discovered
- protect you from unexpected costs or restrictions after purchase
- are usually required by mortgage lenders before they'll release funds
how propi handles searches
at propi, we manage the entire search process for you, ordering all necessary searches promptly to avoid delays. we explain the results in plain english, highlighting any issues that need attention and advising on the best course of action.