What are conveyancing searches? A complete guide for homebuyers in England and Wales (2026)

Conveyancing searches can feel like one of the least visible parts of buying a home.

You pay several hundred pounds, your conveyancer orders a collection of reports and then, for a while, nothing obvious seems to happen. When the results finally arrive, they may contain references to drainage maps, local land charges, contaminated-land screening and road proposals that bear little resemblance to the house you viewed.

I remember wondering during my own house moves what I had actually bought when I paid for “the searches”. They are not a survey, they do not confirm that the seller owns everything within the garden fence, and they cannot guarantee that no problem will ever emerge. What they do is reveal information held in official records and specialist datasets that would otherwise be very difficult for a buyer to discover.

Quick answer: Conveyancing searches are enquiries and reports obtained during a property purchase to identify planning, highways, drainage, environmental and location-specific matters affecting the property. The usual search package contains a local authority search, drainage and water search and environmental search. Further reports may be needed for flooding, mining, radon, chancel repair liability or another local risk.

The buyer’s solicitor or licensed conveyancer normally orders the searches and explains anything that requires further investigation before contracts are exchanged.

This guide covers residential property purchases in England and Wales. Scotland and Northern Ireland have different property and search systems.

Contents

• What are conveyancing searches?
• Why are conveyancing searches needed?
• Searches, title checks and surveys: What is the difference?
• What are the three main conveyancing searches?
• What does a local authority search reveal?
• What does a drainage and water search reveal?
• What does an environmental search reveal?
• What additional searches might be needed?
• Are conveyancing searches legally required?
• Do cash buyers need searches?
• What is the difference between an official and personal search?
• When are searches ordered?
• How long do conveyancing searches take?
• How much do conveyancing searches cost?
• How long are search results valid?
• What happens if a search reveals a problem?
• What is search indemnity insurance?
• Can searches be reused or transferred?
• What do conveyancing searches not reveal?
• Frequently asked questions

What are conveyancing searches?

Conveyancing searches are enquiries made of public bodies, utility companies and specialist information providers about a property and the land on which it stands.

They are usually obtained after the seller’s contract papers have arrived and before the buyer exchanges contracts. The search provider needs an accurate property address and plan so that the correct land is investigated.

The results may reveal matters that cannot be identified from a viewing. The road serving the house may not be publicly maintained. A public sewer may run beneath the garden. The property may be affected by a planning condition, contamination risk or historic mining activity.

These matters do not all make a property unsuitable to buy. Their importance depends on the result, the buyer’s plans, the mortgage lender’s requirements and whether the risk can be investigated or managed.

Searches form one part of the wider residential conveyancing process. They should be read alongside the title documents, contract, seller’s forms, survey and replies to legal enquiries.

Why are conveyancing searches needed?

Residential property purchases in England and Wales broadly operate on the principle of caveat emptor, or buyer beware.

The seller must answer enquiries honestly and must not make an actionable misrepresentation. However, the seller is not generally required to identify every legal, environmental or physical risk for the buyer.

The buyer must therefore investigate the property before becoming contractually committed. Searches are one of the main ways of doing that.

For example, a beautifully maintained house might still be affected by an enforcement notice, lie close to former mine workings or drain into a private system that the buyer had assumed was public. None of those points would necessarily be obvious during an estate-agent viewing.

Searches also protect the mortgage lender. A lender wants to know that the property provides acceptable security for the loan and will remain reasonably marketable if it ever has to be sold.

The Government’s general home-buying guidance identifies the local authority, drainage and water, and environmental searches as the usual core package.

Searches, title checks and surveys: What is the difference?

Several different investigations take place during conveyancing, and the terminology can become confusing.

Conveyancing searches

Searches collect information from external records and datasets. They cover matters such as planning history, public roads, sewer connections, flood risk and historic land use.

Title investigation

The conveyancer separately examines the title register, title plan, lease and any deeds referred to in the register.

Those documents may show ownership, mortgages, rights of way, restrictive covenants and other legal rights or obligations. They are not usually described as the main conveyancing search package, although people sometimes refer generally to all property investigations as “searches”.

HM Land Registry explains the information available from a title register and title plan.

A title plan normally shows only the general extent of the registered land. It does not usually identify the precise legal boundary to centimetre accuracy. My guide to property boundaries in England and Wales explains this important limitation.

The seller’s replies

The seller normally completes property information forms dealing with matters such as disputes, flooding, alterations, boundaries, notices and services.

Those answers provide information from the seller’s own knowledge. Searches do not replace them, and the seller’s forms do not replace the searches.

If a seller gives an inaccurate or misleading answer, the buyer may sometimes have a property misrepresentation claim.

The property survey

A survey examines the physical condition of the building. Depending on its scope, it may identify damp, movement, roofing defects, decay or the likely need for repairs.

A conveyancing search does not inspect the building. An environmental report may identify a general ground-stability risk, for example, but it does not determine whether the house has suffered structural movement.

A mortgage valuation is also different. It is obtained principally to help the lender decide whether the property provides sufficient security and is not a substitute for the buyer’s own survey.

What are the three main conveyancing searches?

Most ordinary residential purchases involve three core searches:

The local authority search investigates local land charges and information held by the council about the property.

The drainage and water search deals with the property’s water supply, sewer connections and public pipes.

The environmental search screens the land for environmental and ground-related risks.

They are ordered together in many conveyancing search packages, but each serves a different purpose and comes from a different source.

What does a local authority search reveal?

The local authority search is usually the most detailed of the standard searches. It consists broadly of two elements known as the LLC1 and CON29.

The LLC1 element

The LLC1 is a search of the Local Land Charges Register. A local land charge is a restriction, obligation or financial charge affecting the property and binding successive owners.

The result may reveal matters such as:

• tree preservation orders;
• listed-building status;
• conservation-area designation;
• planning conditions and agreements;
• enforcement notices; and
• financial charges registered against the land.

Some local land charges information has moved from individual councils to HM Land Registry’s national service, while other areas are still in the process of migration. The official local land charges service explains what information is currently available.

The CON29 enquiries

The CON29 contains standard questions answered from local authority records. These may cover:

• planning decisions relating to the property;
• building regulation records;
• the adoption status of roads and footpaths;
• nearby road and traffic schemes falling within the standard enquiries;
• compulsory purchase proposals;
• outstanding statutory notices; and
• certain contaminated-land entries.

Optional enquiries can be requested where relevant, including questions relating to common land, village greens, pipelines or other specific matters.

What are the limits of a local authority search?

A standard search principally concerns the property identified in the application. It does not provide a comprehensive account of every planning application, development proposal or activity in the surrounding neighbourhood.

If the outlook, adjoining land or possible development nearby is particularly important, a separate planning or locality report may be appropriate. The buyer should also examine the area and discuss specific concerns with the conveyancer.

A planning or building regulation entry confirms what appears in the council’s records. It does not prove that building work was physically carried out in accordance with the approved plans or to an adequate standard. That may require the surveyor’s input.

What does a drainage and water search reveal?

The drainage and water search is normally obtained from the relevant water and sewerage company.

It may confirm:

• whether the property is connected to mains water;
• whether foul and surface-water drainage connect to public sewers;
• which company bills the property for water and drainage;
• whether a public sewer or water main is shown within the property boundaries; and
• whether the water supply is metered.

The location of a public sewer can be particularly important if the buyer intends to extend the house. Building over or close to a public sewer may require the water company’s agreement and can affect the design of the proposed work.

The search should not be treated as a physical test of the drains. It does not normally establish that the private pipework is in good condition or free from blockages.

If the property uses a septic tank, treatment plant, cesspool, private water supply or another non-mains arrangement, further questions and specialist investigation may be needed.

What does an environmental search reveal?

An environmental search is generally produced by a specialist commercial provider using information gathered from public and private datasets.

Depending on the product, it may screen for:

• historic industrial or potentially contaminative uses;
• landfill and waste sites;
• river, coastal, surface-water or groundwater flooding;
• ground stability, subsidence or landslip risk;
• radon;
• energy and transport infrastructure; and
• other environmental constraints.

The result is a risk assessment rather than a physical inspection or formal legal determination.

For example, a report may identify that a former factory once occupied the site. That does not necessarily mean the garden soil is contaminated or that the local authority has formally designated the property as contaminated land. It means that the historical use may justify further investigation.

Equally, a “passed” environmental report cannot guarantee that no contamination or flooding problem exists. Its reliability depends on the underlying data, the questions asked and the limits described in the report.

What additional searches might be needed?

The appropriate searches depend on the location, history and characteristics of the property. There is no sensible one-size-fits-all list.

Flood search

A standard environmental report often includes an initial flood-risk assessment. Where the result indicates a concern, a more detailed flood report may examine river, coastal, surface-water and groundwater risks, together with available information about insurability.

Flood mapping describes the risk affecting an area and does not necessarily predict whether one particular building will flood. The Environment Agency provides a free service for checking the long-term flood risk in England. Natural Resources Wales provides the equivalent flood-risk service for Wales.

The seller’s own knowledge, insurance history and any evidence of previous flooding remain important. My guide to surface-water runoff explains some of the separate issues that can arise between neighbouring properties.

Coal mining search

A coal mining report may be appropriate in an area affected by past or present coal extraction.

It can identify recorded mine entries, shafts, underground workings, subsidence claims and other mining-related information. Find out if a property is affected by coal mining.

A concerning result may lead to further enquiries, a specialist ground report or advice from a surveyor or engineer.

Other mining and ground-stability searches

Different local geology may justify searches for tin, clay, limestone, brine extraction or other historic workings.

Examples include tin mining in Cornwall and brine extraction in parts of Cheshire. The appropriate report should be selected by reference to the actual location rather than ordered merely because it appears in a standard list.

Radon report

Radon is a naturally occurring radioactive gas. Some parts of England and Wales have a higher probability of homes containing elevated levels.

A search can indicate whether the property lies within a radon-affected area, but it cannot measure the actual concentration inside the home. Only testing the property can do that.

The UK Health Security Agency provides official radon information and maps. My separate guide explains radon risks, testing and possible remedial measures.

Chancel repair liability search

Chancel repair liability is an ancient obligation under which some landowners may be required to contribute towards repairs to the chancel of an Anglican parish church.

A specialist search may indicate that the property lies within a parish where historic records suggest a potential risk. It does not necessarily prove that the particular property is legally liable.

The legal position is technical and has been affected by land-registration changes. My guide to chancel repair liability explains the position in more detail. There is also official government guidance on chancel repair liability and registration.

Planning and locality report

A separate planning report may examine planning applications and land-use proposals in a wider area around the property.

This can be helpful where the buyer is particularly concerned about an open field, neighbouring commercial land, a possible housing development or another feature outside the property itself.

Such a report is broader than the standard local authority search, but it still cannot predict every future application or development decision.

Highways and access searches

The standard local authority search normally gives basic information about whether adjoining roads are publicly maintained.

Where access is unusual, the property fronts an unadopted road or development depends on a proposed highway, a more detailed highways search or direct enquiry may be required.

The conveyancer must also inspect the title to establish that the property has the necessary legal rights of access. A publicly maintained road nearby does not help if the title lacks a right to reach it over intervening private land.

Commons and village green search

A search may be appropriate where rural, open or undeveloped land could be registered as common land or a town or village green.

Registration can restrict development or affect the way the land may be used. Relevant questions may be included among the optional CON29 enquiries.

Are conveyancing searches legally required?

There is no general statute requiring every property buyer to order the same search package.

However, a buyer using mortgage finance must also satisfy the lender’s conditions. The lender will normally instruct the conveyancer to carry out all usual and necessary searches and any additional searches appropriate to the property and locality.

The UK Finance Mortgage Lenders’ Handbook contains the standard instructions used by many lenders. Individual lenders can impose additional requirements and decide whether they accept personal searches or search insurance.

Searches are therefore not “legally compulsory” merely because there is a mortgage. They are normally a condition of the lender agreeing to release its money.

The buyer’s conveyancer may also advise that a particular search is necessary to investigate the title competently, even where no lender is involved.

Do cash buyers need searches?

A cash buyer can, in principle, decide not to order one or more searches because there is no mortgage lender whose requirements must be followed.

That freedom should not be confused with an absence of risk.

A buyer may know the neighbourhood well and still be unaware of an enforcement notice, private drainage arrangement, historic landfill use or proposed road scheme. Familiarity with the street is not a substitute for examining the records affecting the property.

A conveyancer asked to proceed without searches should explain the risks and may ask the buyer to confirm the decision in writing. In some circumstances, the conveyancer may be unwilling to proceed without information they regard as necessary.

I would be particularly cautious about skipping searches simply to save a relatively small amount within a purchase costing hundreds of thousands of pounds. The search result may ultimately reveal nothing alarming, but that is rather the point: The buyer is paying for information before assuming the risk.

What is the difference between an official and personal search?

The expression “personal search” is potentially misleading. It does not usually mean that the homebuyer visits the council and carries out the search personally.

Official local authority search

An official search is compiled and certified by the council or, for migrated local land charges data, through HM Land Registry’s service. The CON29 replies are based on information supplied from the relevant local authority departments.

Personal or regulated search

A personal search is generally produced by an independent search company that obtains and compiles information from the relevant records.

Regulated search providers normally carry professional indemnity insurance and may operate under an industry code. Their reports can sometimes be cheaper or returned more quickly than an official search.

The substantive questions may be similar, but the source, method of compilation, insurance and remedies for an error are not identical.

Where a mortgage is involved, the conveyancer must check whether the particular lender accepts a personal search and whether the provider and insurance satisfy the lender’s requirements.

When are searches ordered?

The buyer’s conveyancer normally waits until they have sufficient property information and an accurate plan from the seller’s contract pack.

The buyer is commonly asked to pay money on account before the searches are ordered because the conveyancer must pay the providers in advance.

Ordering promptly can help avoid delay, but there are circumstances in which the buyer may prefer to wait briefly. For example, they may want confirmation that the mortgage application has passed an early stage or that the seller has supplied a satisfactory contract pack before committing further money.

Waiting too long carries its own risk. A slow local authority result can hold up exchange even after the mortgage, survey and remaining legal work are ready.

My guide to conveyancing fees and third-party expenses explains when search money and other costs are commonly paid.

How long do conveyancing searches take?

There is no reliable national timetable.

Environmental, drainage and many specialist reports are often returned electronically within a few working days. The local authority search is more variable and may take anything from a few days to several weeks.

The time depends on the council area, whether the information is available digitally, the type of search ordered, workloads and whether the property description or plan requires clarification.

Receiving the result is not necessarily the end of the process. An adverse entry may require documents from the seller, a further report or enquiries of the council or another organisation.

A buyer should therefore distinguish between:

the time taken for the report to arrive; and

the time taken to understand and resolve anything it reveals.

The second can be much more important than the first.

How much do conveyancing searches cost?

The price varies according to the local authority, provider, property location and reports required.

A standard package containing the local authority, drainage and water, and environmental searches commonly costs roughly £250 to £450 in 2026. This is only a budgeting range, not a fixed national tariff.

Specialist mining, flood, planning, chancel or other reports will increase the total. A complex rural property or development site may require considerably more investigation than an ordinary urban house.

Some quotations include a search package within the estimated conveyancing expenses, while others list each item separately. The buyer should check what is actually included rather than assuming that every search likely to be needed appears in the headline figure.

How long are search results valid?

Searches do not have one statutory expiry date applying to every transaction.

Where the lender uses the UK Finance Handbook, the standard instruction is that searches other than those with their own priority period should normally be no more than six months old at completion. A lender may have additional or different requirements.

Even for a cash buyer, an old result may no longer provide a reliable picture. A new planning decision, enforcement notice or local land charge could arise after the search date.

If a transaction is substantially delayed, the conveyancer may recommend:

• repeating the search;
• obtaining an update or refresh report;
• making a specific further enquiry; or
• considering search insurance where appropriate and acceptable.

The correct approach depends on the age of the result, the type of search and the requirements of any mortgage lender.

What happens if a search reveals a problem?

An adverse result does not automatically mean that the purchase will fail.

The conveyancer first needs to establish what the result actually means. A computer-generated environmental warning may need a specialist report. A planning entry may relate to work that has proper approval. A road shown as unadopted may be maintained through adequate private arrangements.

The possible responses include:

• asking the seller for further information or documents;
• obtaining a specialist search, survey or expert report;
• requiring the seller to resolve the issue;
• reporting the matter to the mortgage lender;
• negotiating a change to the price or contract;
• obtaining suitable indemnity insurance;
• accepting the risk after receiving advice; or
• withdrawing before exchange.

A price reduction does not necessarily solve the underlying problem. A buyer who pays less for a house without adequate access or affected by severe flood risk will still own a house with that difficulty after completion.

Indemnity insurance also has limits. It usually covers specified financial loss arising from a legal risk. It does not repair a sewer, remove contamination or prevent flooding.

The conveyancer should explain the legal implications. A surveyor, environmental consultant, drainage specialist or engineer may be needed to advise on the physical or technical issue.

What is search indemnity insurance?

Search indemnity insurance may sometimes be proposed where searches are unavailable, delayed, out of date or not being obtained.

The policy generally protects against certain financial losses arising from an adverse matter that would have appeared in the missing search.

It is important to understand what the policy does not do. It does not provide the information that the search would have revealed.

A lender may be financially protected by a policy while the buyer remains unaware that a road proposal, planning restriction or drainage issue exists. Insurance may compensate for an insured loss, but it cannot help the buyer decide whether they actually want to live with the problem.

Lenders take different approaches. Some accept search insurance for particular transactions or searches, while others do not. The conveyancer must check the lender’s current instructions rather than assume that a policy will be acceptable.

Can searches be reused or transferred?

Sometimes, but not automatically.

A previous buyer, seller, developer or auctioneer may already have obtained searches. Whether a new buyer can rely on them depends on matters including:

• their age;
• whether the searched land exactly matches the purchase;
• the search provider’s terms;
• whether the benefit of any insurance or warranty can be transferred;
• whether the buyer’s conveyancer is satisfied with them; and
• whether the mortgage lender accepts them.

A PDF copy forwarded by the estate agent is not necessarily equivalent to a search addressed to the current buyer and lender with enforceable rights against the provider.

Where searches are reused, the conveyancer may recommend an update or additional insurance.

What do conveyancing searches not reveal?

Searches reduce uncertainty, but they do not eliminate it.

They will not ordinarily tell you:

• whether the roof leaks;
• whether the boiler works;
• the precise legal position of every boundary;
• whether a neighbour is noisy or difficult;
• whether all information supplied by the seller is true;
• whether future planning permission will be granted;
• whether a public authority will change its plans after the search; or
• whether the property will always remain mortgageable or insurable.

A search is also limited by its date, geographical area, source data and stated assumptions.

That is why a careful purchase brings together several forms of investigation: searches, title documents, seller’s replies, survey, mortgage valuation, inspection of the neighbourhood and any specialist advice prompted by the results.

Frequently asked questions

Information before commitment

The value of conveyancing searches is not measured by how many problems they uncover.

A set of clear results may feel uneventful, but it allows the buyer and lender to proceed with a better understanding of the property. An adverse result is not evidence that the money was wasted; it may be the information that prevents a far larger mistake.

Searches are not a complete safety net. They do not replace the survey, title investigation, seller’s replies or the buyer’s own judgment about the location and property.

What they provide is a structured opportunity to investigate risks before exchange—while the buyer can still ask questions, seek another report, renegotiate or walk away.

That is the point at which the reports earn their place in the conveyancing process: Not after a problem has become the buyer’s responsibility, but while there is still time to decide what to do about it.

Last legally reviewed: 1 August 2026

This guide is based on general principles of English and Welsh law, is intended for informational purposes only, and does not constitute legal advice or establish a professional relationship.

About the author, Clare Lowes