Property searches – all your questions answered

If there’s one thing that can hold up the property-buying process, it’s the property searches! Also known as conveyancing searches, property searches and their findings are often the key to buying a home with confidence. So, what property searches are needed and how long do they take?

In this blog post, we answer these very questions and many more to ensure you have the clarity you need when buying a property in East Anglia and beyond.

What property searches can I expect when buying a home?

There is a long list of property searches that are completed during the house-buying timeline, each of which assesses various factors that may affect your purchase.

The Local Authority search highlights any planning, pollution or building control issues. Whilst the drainage and water search examines the drainage systems that serve your prospective home and the immediate area.

The list of property searches doesn’t end there. Your purchase may be subject to an environmental search, flood risk search, coal and general mining search, chancel repair search, high-speed rail search, and land registry search before contracts can be exchanged.

Are searches a mandatory part of purchasing a property?

In short, no. Property searches however provide the assurance you and your lender need to proceed with and finance the purchase. Cash buyers can forgo property searches, but this is not something we would recommend.

Does the property I wish to buy need to undergo all these searches?

Whilst the main property searches – the Local Authority search, drainage and water search, and environmental search – are completed across all property purchases, some searches on location dependent.

The coal and general mining search for example are only completed on properties that are located in areas that have a previous or current history of mining. The chancel repair search is another assessment that is completed in certain areas, with properties situated on land bound to chancel repair liability generally only surveyed.

How long do property searches take to complete?

Property searches are generally undertaken at the beginning of the conveyancing process. Whilst the timescales for each search vary, buyers can expect the process to take between 3 and 8 weeks. Local Authority searches should (in theory!) take the shortest amount of time as the HomeOwners Alliance details:

“The government target for returning local searches is a maximum of 10 working days. But in reality, timescales on searches can vary significantly, from 48 hours to ten weeks! Mitigating factors can include whether the results are sent via email, online or by post; seasonal demand levels and local authority staffing levels.”

How much can I expect to pay for searches?

Fees for searches vary, but Local Authority searches tend to be between £50 and £250. Drainage and environmental searches are cheaper, with prices generally falling between £30 and £40, plus VAT, per search.

For better clarity and value, fixed fee search bundles can also be purchased to cover the main property searches for £200 to £260.

How can I speed up the property search process?

If you’re worried about delays, there are a few things you can do to help push the process along. Instructing your solicitor to start your property searches sooner rather than later (i.e. as soon as your offer has been accepted) is a great place to begin.

You may want to consider enlisting a personal search company – an external agency that operates independently from Local Authorities to complete associated searches. This can however be more expensive than commissioning standard searches.

Taking out search insurance is another option if you’re worried that the purchase will fall through due to search delays.

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