Property Searches Explained
Understanding what searches reveal about your potential new home
Why Are Searches Important?
- Reveal hidden problems not visible during viewings
- Required by mortgage lenders before they’ll release funds
- Protect you from expensive surprises after purchase
- Give you negotiating power if issues are found
Standard Searches
1. Local Authority Search
Cost: £250-350
Time: 1-6 weeks
Reveals:
- Planning permissions affecting the property
- Building control certificates
- Road adoption status
- Nearby road schemes or developments
- Conservation area or listed building status
- Contaminated land issues
2. Environmental Search
Cost: £50-100
Time: 1-2 days
Reveals:
- Flood risk
- Past industrial use and contamination risk
- Landfill sites within 250m
- Risk of subsidence
- Radon gas levels
3. Water and Drainage Search
Cost: £50-100
Time: 1-2 weeks
Shows:
- Connection to mains water and sewers
- Location of public sewers
- Who’s responsible for repairs
- Water pressure information
Optional Searches
Flood Risk Search
Detailed flood risk assessment for properties near water
Chancel Repair Search
Checks if you could be liable for church repairs
Mining Search
Essential in former mining areas
HS2 Search
Proximity to planned rail route
Understanding Search Results
✓
Green Results
No issues found
!
Amber Results
Some points to consider
✗
Red Results
Significant issues found
Typical Search Costs
Essential searches: £350-500
All recommended searches: £500-800
💡 Search Tips
- Always get searches done – skipping them is false economy
- Ask your solicitor to explain any issues found
- Use search results to negotiate if problems are discovered
- Consider additional searches based on property location
- Factor search costs into your moving budget from the start