A guide to the searches required when buying residential property

A-guide-to-the-searches-required-when-buying-a-residential-property-web.jpg.jpg

When considering the purchase of a residential property, clients often ask what searches are involved during the conveyancing process and why they are required. 

Here, Elizabeth Kelly, a conveyancer in WHN’s residential property team, offers a short guide to explain the key searches involved.

Searches are an essential part of buying property as they provide crucial information about the property and highlight potential issues that could impact the transaction. The standard searches which are usually required are set out below.

Local authority search (LLC1 and CON29R)

This search is obtained from the local authority. It provides essential information as to whether the local authority holds any financial charges over the property, along with other charges, including information on any planning permission, building regulation approvals, restrictions on developments (conservation areas or Article 4 Directions – ART4), road schemes, road adoption, and contaminated land.

The LLC1, is a search of the Local Land Charges Registers. The CON29 enquiry form provides prospective house buyers with information relating to the property being searched and in some cases the area where the property is located.

Environmental search

Environmental search providers will assess historical records to identify potential risks like contamination of land, flooding, radon gas, subsidence, ground stability, energy infrastructure (for example wind farms and power stations) and other environmental factors. These are commonly known as environmental searches and are essential to evade unforeseen issues that could lead to financial loss or health risks.

Drainage and water search (CON29DW)

This will be obtained from the Water Authority. For example in the North West, this is United Utilities. The search provides essential information as to whether the property is connected to the mains water supply and public sewers for the disposal of foul water and surface water. It advises on the charges payable and if it has a metered supply.

In addition, plans are also included indicating where the pipework runs in relation to the property. This is crucial information, especially if there has been an extension or if you intend to extend the property in the future, as you would need to ensure that nothing is constructed over any public sewers or water mains. A Build Over Agreement would be needed from the Water Authority in these circumstances.

Official coal mining residential search (CON29M)

If the property falls within a coal mining area, our team will carry out this search with the Coal Authority to check historical mining activity and whether the property is near any seams of coal or pit shafts. It also indicates whether any property in the area has suffered damage through mining activities or the owners have claimed compensation in respect of damage.

The search result also includes insurance to cover damages for matters which are not revealed by the search, but that may emerge at a later date and affect the value of the property.

Chancel repair liability

Chancel repair liability is an ancient interest and, according to the National Archives, potentially benefits some 5,200 pre-reformation churches in England and Wales. The liability means that the Parochial Church Council can demand that the owners of former rectoral land should pay towards the cost of repairing the Church Chancel.

This liability stays with the land, regardless of whether the owner was aware of the liability.

Choosing the right provider for search information

With so many questions and queries to uncover, WHN uses official search services from the relevant authorities to provide search information. Official searches are extremely accurate, provide fuller information, and allow easier recourse in the event of a mistake being made.

Search services are also offered via personal search agencies, but they are not usually as thorough as official searches. Personal search agents are simply unable to access all the necessary data to answer the required information, and often they rely on insurance protection to cover any missed or misinterpreted information.

By contrast, official authorities are directly liable for any losses incurred as a result of an incorrect search result.

It should also be noted that some mortgage lenders will not accept personal searches.

A standard set of searches is a requirement of mortgage lenders. If you are a cash buyer, you can opt not to have the searches carried out, but we would advise against this due to the important information they provide.

If you choose not to undertake any of the searches you still purchase the property subject to any information that would have been revealed by them.

Search timescales and costs

Depending on the property and where it is located, there are other specific searches that can be carried out if necessary. If we consider other searches are relevant, we will advise you on this.

Search results usually come back within a couple of weeks, but it is dependent on the authority conducting the searches.

Fees are set by the service provider and any changes to these fees are beyond our control. However, a standard bundle of searches costs approximately £400 including vat.

Based at WHN’s Rawtenstall office, Elizabeth specialises in residential conveyancing, dealing with all aspects of the process of selling and purchasing homes. If you are thinking of purchasing a property and wish to seek further advice regarding the necessary searches, please contact Elizabeth on 01706 225621 or visit our Residential Conveyancing page to find out more about how we can help.

Enjoyed this? Read more from Woodcocks Haworth & Nuttall Solicitors

Latest news

1

Kerakoll UK and Barnfield Construction sign contract to build new Preston plant Barnfield team on new Kerakoll site

Kerakoll UK and Barnfield Construction sign contract to build new Preston plant

27 Jun 2025

2

Scout Moor II meteorological mast gets the green light Cubico

Scout Moor II meteorological mast gets the green light

26 Jun 2025

3

Breck acquires 21-acre Ravenhead Brickworks site for 300 new homes Ravenhead

Breck acquires 21-acre Ravenhead Brickworks site for 300 new homes

26 Jun 2025

4

Conlon marks Employee Ownership Day with family fun celebration, ushering in a new era after 60 years in business Conlon celebrating its first EOT Day with family at Ribby Hall Village

Conlon marks Employee Ownership Day with family fun celebration, ushering in a new era after 60 years in business

26 Jun 2025

5

Lancashire Skills & Employment Hub announces Skills Bootcamps partnership with Northcoders Northcoders skills support

Lancashire Skills & Employment Hub announces Skills Bootcamps partnership with Northcoders

26 Jun 2025

Background image for hub sign up block

LBV Hub

Leverage Lancashire Business View platforms

Post your news
Post your events
Post your offers
Build your network
Improve your SEO
Gain coverage in the magazine
Sign-up
Events
LBV123 July/August Launch Event
Lancashire Business View magazine launch
Networking
16 Jul 2025

LBV123 July/August Launch Event

Burnley

08:30 - 10:30

Lancashire Built Environment Conference 2025
BEC 315 X 315 Px
Networking
25 Sep 2025

Lancashire Built Environment Conference 2025

Blackpool Football Club, Blackpool, FY1 6HX

08:30 - 13:00

CMI Level 5 Management and Leadership Course
UCLanAerialCampus.jpg.jpg
LBV Hub Seminars
21 Feb 2025 - 21 Feb 2026

CMI Level 5 Management and Leadership Course

Preston Campus, Preston , PR1 2HE

09:00 - 17:00

CMI Level 5 Project Management Course
UCLanAerialCampus.jpg.jpg
LBV Hub Seminars
21 Feb 2025 - 21 Feb 2026

CMI Level 5 Project Management Course

Preston Campus, Preston, PR1 2HE

08:00 - 17:00

Business Bike Club – July
Chamber Logo1.png.png
LBV Hub Networking
01 Jul 2025 - 01 Jul 2025

Business Bike Club – July

Various, Lancaster, LA

08:00 - 09:30

Chamber Breakfast Networking – July
Chamber Logo1.png.png
LBV Hub Networking
02 Jul 2025 - 02 Jul 2025

Chamber Breakfast Networking – July

St John's Hospice, Slyne Road, Lancaster, LA2 6ST

08:00 - 10:00

The Marketing Metrics that Matter – July 4
LBV Hub Seminars
04 Jul 2025 - 04 Jul 2025

The Marketing Metrics that Matter – July 4

Door4 Office, Burnley Wharf, Burnley, BB11 1JG

08:30 - 11:00

Chamber Summer BBQ
LBV Hub Social
17 Jul 2025 - 17 Jul 2025

Chamber Summer BBQ

The Borough, Dalton Square, Lancaster, LA1 1PP

17:30 - 20:00

Preston Tech Connection: Web3 is Dead. Or is It?
July Longer Banner.jpg.jpg
LBV Hub Networking
29 Jul 2025 - 29 Jul 2025

Preston Tech Connection: Web3 is Dead. Or is It?

Society1, Coworking Space, Preston, PR1 3LT

18:00 - 19:30

Preston Freelancer Meet-Up: July
Longer July Banner.jpg.jpg
LBV Hub Networking
31 Jul 2025 - 31 Jul 2025

Preston Freelancer Meet-Up: July

Society1, Coworking Space, Preston, PR1 3LT

10:00 - 11:30

Cumbria Business Expo 2025
https---cdn.evbuc.com-images-880461633-4862066883-1-original.20241022-110415.jpeg.jpg
LBV Hub Exhibitions
19 Sep 2025 - 19 Sep 2025

Cumbria Business Expo 2025

Carlisle Racecourse, Carlisle, CA2 4TS

09:00 - 15:00

North West Business Expo 2025
https---cdn.evbuc.com-images-880456273-4862066883-1-original.20241022-105445.jpeg.jpg
LBV Hub Exhibitions
24 Oct 2025 - 24 Oct 2025

North West Business Expo 2025

Bolton Stadium Hotel, Bolton, BL6 6SF

09:00 - 15:00

Advertise with us

Reaching 50,000 members, our print, digital and event platforms offer a fantastic way to raise your business profile and help you grow.

Find out more LBV122 Online Graphic
Subscribe now

Weekly news bulletin