What searches are (and why they matter)
Conveyancing searches are reports your solicitor orders to uncover risks that aren’t visible from a viewing or survey.
They help you make an informed decision, protect your lender (if you have one), and reduce the chance of expensive surprises after you complete.
The core searches most buyers need
Local Authority Search: planning permissions, building regulations, road schemes, tree preservation orders and other council matters.
Environmental Search: flood risk, land contamination, landfill and other environmental hazards.
Water & Drainage Search: whether the property is connected to mains water/sewer, location of public sewers, and build-over risks.
When extra searches may be recommended
Depending on the property and location, your solicitor may recommend additional checks (for example, coal/mining areas, HS2/rail schemes, or specific local risks).
If anything is recommended, you should be told what it is, why it matters, and what it costs before it’s ordered.
What happens if a search flags an issue
Not every ‘flag’ is a deal-breaker. Many issues can be clarified with enquiries, evidence, or (where appropriate) indemnity insurance.
Your solicitor should explain the practical impact and your options, so you can decide how to proceed.
How to avoid delays
Search turnaround times vary by council and provider. Ordering early helps.
Having ID/AML and initial paperwork completed promptly also reduces waiting time.
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