Conveyancing
What Searches Are Done When Buying a House?
By Faizal Lunat · 3 September 2026 · 6 min read
Local authority, drainage, environmental and more. Here is what each conveyancing search looks for, what it costs and why your lender insists on them.
Searches are enquiries we make of public bodies and specialist providers about things you cannot see on a viewing. A survey tells you about the condition of the building. Searches tell you about the legal and environmental setting around it.
Local authority search
Obtained from the council, this reveals planning permissions and building regulation approvals for the property, enforcement notices, whether the road outside is publicly maintained, conservation area or listed building status, tree preservation orders and nearby road schemes. It is the single most important search and the one lenders always require.
Drainage and water search
Carried out with the water company, this confirms whether the property is connected to mains water and public sewers, who is responsible for the pipes, and whether a public sewer runs within the boundary, which would restrict where you could build an extension.
Environmental search
This looks at contaminated land, flood risk, ground stability, landfill sites and radon. A poor result does not necessarily stop a purchase, but it may lead to further enquiries or affect the availability and cost of insurance.
Location specific searches
- Coal mining search in former coalfield areas, including much of West Yorkshire
- Chancel repair liability, where a historic obligation to contribute to church repairs may exist
- Mining searches for tin, clay or brine in the relevant regions
- Highways search where the local authority result leaves the road status unclear
How long searches take and what they cost
Most search results come back within one to three weeks, though council turnaround times vary considerably. Searches are disbursements, meaning we pay them out on your behalf and pass on the cost. The figures for your purchase are itemised in the estimate our online quote tool produces, so there are no surprises.
Can I skip them?
If you are buying with a mortgage, your lender will insist on them and we cannot proceed without. Cash buyers can in principle decline searches, but we would rarely advise it. The cost of searches is small next to the cost of discovering, after completion, that the access road is unadopted or that the extension never had building regulation approval.
Frequently Asked Questions
- How long do conveyancing searches take?
- Most results arrive within one to three weeks, though local authority turnaround times vary by council. We order searches as soon as we have your funds on account so they are running in the background.
- Which searches are essential?
- Local authority, drainage and water, and environmental searches are standard, with a coal mining search added in former coalfield areas such as much of West Yorkshire.
- Do cash buyers need searches?
- There is no lender to insist on them, but we strongly recommend them. Issues like unadopted roads, missing building regulation approvals or flood risk are only revealed by searches.
- Are searches included in a conveyancing quote?
- Yes, as disbursements. Our online quote tool itemises them separately from our legal fees so you can see exactly what each one costs.
This article is general information, not legal advice. For advice on your own circumstances, speak to a Solicitor & Director on 07449 567711.
