Buying a home is one of the biggest investments most of us will ever make. While it can be exciting, it also comes with considerable responsibility. Before you get the keys, your solicitor will carry out a series of searches on the property. These searches are not just a formality; they are there to protect you, helping you avoid unexpected problems after you move in.
In this blog, we’ll explain the most common searches carried out in England and Wales, why they matter, and how they safeguard you as a buyer.
What are Property Searches?
When you buy a property, we will request information from different authorities and organisations to build a clearer picture of what you’re purchasing. These checks are known as “searches”.
They don’t involve physically visiting the property; instead, they compile official records on planning history, drainage connections, environmental risks, and more. Without them, you would be buying the property “blind” to potential issues that could cost you money or affect how you use your home.
This is not to be confused with a survey, which you would need to arrange directly with a surveyor. A surveyor will attend the property and provide you with an independent report.
Here is an overview of some of the searches we would look at:
Local Authority Search
What it covers
A local authority search reveals information held by the local council about the property and the surrounding area. This typically includes:
- Planning permissions or restrictions affecting the property
- Building regulation approvals
- Road schemes or new developments planned nearby
- Whether the property is listed or in a conservation area
- Compulsory purchase orders
Why it matters
Imagine buying a home only to discover the council has approved a major road expansion at the end of your garden, or that you cannot make certain alterations because of a listed status. A local authority search uncovers these details, so you know exactly what you are taking on.
Mortgage lenders also insist on this search, as they need to ensure the property will hold its value in the future.
Drainage and Water Search
What it covers
This search checks how the property is connected to water and drainage services. It looks at:
- Whether the property is connected to the mains water supply
- If it is linked to the public sewer system
- The location of public drains and sewers near the property
- Who is responsible for maintaining them
Why it matters
Knowing where the drains run is important if you ever plan to extend or build on the property. Building over or too close to a sewer could cause serious issues. This search also prevents nasty surprises, such as discovering the property relies on a private water supply, which might be costly to maintain.
Environmental Search
What it covers
An environmental search looks at wider risks that might affect the land the property sits on. These include:
- Flood risk (from rivers, the sea, or surface water)
- Land contamination from historic industrial use
- Subsidence or ground stability issues
- Radon gas levels
Why it matters
A property might look perfectly fine on the surface, but environmental problems can reduce its value and make it difficult to insure or sell in the future. For example, buying a house on land contaminated by a former factory could leave you liable for costly clean-up work. Similarly, if the home is in a flood-prone area, you may face higher insurance premiums or difficulties getting cover at all.
This search helps you make an informed choice and gives you the chance to renegotiate or even walk away if the risks are too high.
Do you need all these searches?
If you’re buying with a mortgage, your lender will usually require these searches before they approve the loan. Even if you are a cash buyer, it’s still strongly recommended to carry them out.
Without searches, you could end up with unexpected restrictions, expensive repair responsibilities, or even legal disputes. The small cost of searches is nothing compared to the potential financial and emotional burden of buying a property without this protection.
How Dudden Law Helps
At Dudden Law, our conveyancing team handles the search process on your behalf. We know which searches are essential for your property and location, and we’ll explain the results in plain language so you fully understand any risks or conditions.
If something concerning comes up, we’ll guide you on your options, whether that’s seeking further investigation, negotiating with the seller, or considering alternative properties. Our aim is always to make your move as smooth and stress-free as possible.
Get in touch for a free quote
Property searches may seem like just another layer of paperwork, but they play a crucial role in protecting you as a buyer. Local authority, drainage, and environmental searches uncover issues you wouldn’t otherwise see, giving you peace of mind before you commit.
If you’re looking to buy a property in England or Wales, Dudden Law’s conveyancing specialists are here to help every step of the way. Get in touch with us today to discuss your move.