Planning on buying or selling a house? What are property or conveyancing searches, why are they important, which ones are required, and who pays for what? Read our helpful guide to understand more.
What are Searches when buying a house?
In the UK property market, searches are checks on the local area of the property you want to buy. They are carried out by your solicitor to find out more information including any local development pans that may affect the home your plan to buy. You might learn for example that your property is at risk of floods or its located near contaminated land. Conveyancing searches are therefore very important in the home-buying process.
Different types of property searches
Let’s look at the types of property searches. There are 6 main sorts.
- Local authority searches. Produced by the local council. These searches examine the property, and look at:
- Planning permission
- Building regulations
- Nearby conservation areas
- Proposed developments in the area
- Potential road schemes
- Environment searches. These examine any environmental risks linked to the property. These could be contamination, flood risks, or subsidence, etc.
- Water and drainage searches. Where are the property’s water mains and sewers? How is the property connected, and are those connections up to scratch? This survey will tell you.
- Mining searches. Some areas have a history of mining. Mining searches cover issues like subsidence or ground stability.
- Chancel repair liability. Older properties may be liable for repairs to their local church. This happens less often these days thanks to a recent law change, but a search will show where you stand.
- Title or land registry search. This is a background check on the property to verify ownership and uncover potential legal issues.
Why are searches carried out?
These surveys show what’s there, allow problems to be handled early on, put everyone’s mind at rest, and give the sale a green light.
Searches keep the entire buying and selling process transparent.
Are searches required?
It depends. Are you buying a property with a mortgage? Mortgage lenders will insist on searches as they’re risking their money. But searches are recommended even if you’re buying a property with cash.
For example, a couple bought a farmhouse near a church and later learned they had to pay thousands for church repairs. Sorting out the searches early on can help you avoid nasty surprises.
Don’t be afraid to speak to neighbours to gain first-hand knowledge about the local area. What are the local amenities like, what public transport is available, and what about the community atmosphere?
Searches on the Seller
Buyers usually pay for most of the searches. After all, they’ll need to live with any issues that crop up.
However, sellers might offer to pay for local authority searches. Doing this can save time; the surveys will be ready and waiting for potential buyers. And in a competitive market, buyers might hanker for a hassle-free sale.
Local authority searches can take up to six weeks, but other searches can be completed in under a week. Contact the local council to start the ball rolling.
Sellers might also pay for chancel repair liability searches, though online service providers can do this search for you. Sellers can also lubricate the sale by producing a ‘Sellers Pack’, containing things like an ‘Energy Performance Certificate’, details about the property boundaries, and any rights of way.
Who Pays for Searches When Selling a House?
The buyer usually pays for the searches, and should add the cost to their budgets.
This table outlines the cost of each search, and who pays.
| Search name | Who pays? | How much? |
| Local Authority | Seller, but can be the buyer | Between £100 and £400 |
| Environmental | Buyer | Between £30 and £50 |
| Water and Drainage | Buyer | Between £20 and £30 |
| Mining searches | Buyer | £30 or more |
| Chancel repair liability | Varies, but usually the buyer | Between £20 and £30 |
| Land registry or title search | Buyer | Between £3 and £7 |
If your house is urban, or used for more than one purpose, or if it’s listed, or in a conservation or flood area, the searches may cost more.
Don’t be tempted to skimp. Used properly, searches will protect your investment. Look around: some search provider companies offer discounts. Kick everything off early to avoid delays.
Understanding search results
Some surveys will use technical terms, and you should understand what’s being said. Your solicitor or conveyancer can help.
Most issues are minor, but complex issues might require advice from people like structural engineers or surveyors. They’ve probably seen your problem before and can answer your questions.
Issues will vary from case to case, but they commonly include:
- Flooding or subsidence risks
- A debt linked to the property
- Ongoing neighbour disputes
- Existing Japanese Knotweed in the garden
- New developments planned nearby
Problems can appear, but there are ways forward. Consider:
- Asking the seller to reduce the price to account for the cost of repairs.
- Asking the seller to fix any issues
- Sharing repair costs between seller and buyer
- Making the house sale conditional on the seller fixing the issue.
- Taking out indemnity insurance to cover future costs
- Walking away
You can smooth negotiations by:
- Being clear and specific and outlining the issue and any potential cost
- Being transparent
- Considering cost-sharing agreements
- Supporting your claims with quotes from professionals.
- Staying reasonable and putting yourself in the other party’s shoes.
What happens after searches are complete?
Action is needed if searches reveal problems, and you can work with other parties for an effective resolution. The buyer’s solicitor should keep the buyers up to date.
Once the surveys are complete and any issues dealt with the sale can move forward. Starting searches early on can make everything more transparent, more efficient, and more enjoyable.
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