What Searches Does Your Local Property Solicitor Undertake?

For most people, buying a home is the largest purchase they will ever make. Yet most of us choose a property based on just one or two viewings of around fifteen minutes each.

That’s why the searches your local property solicitor undertakes are so important. Your viewing gives you a ‘feel’ for what it would be like to live there, but the property searches make sure that you know exactly what it is that you are buying.

This level of ‘due diligence’ will be compulsory if you are buying with a mortgage, as your lender needs to be sure they’re making a good investment. If you’re a cash buyer, searches by your local property solicitor are optional, however they’re still highly recommended to make sure that there are no nasty surprises waiting for you.

What property searches do I need?

“The searches you need will depend on the location and history of your property,” explains Lucy Chiddey from Holdens Law conveyancing team. “We will give you expert advice on which searches are recommended for your new home.”

There are three basic searches that are done on all properties:

• Local authority search – this covers planning issues that affect both the property (including any planning permissions and building regulations for works carried out or planned at the property) and the local area. This includes issues such as local development plans, new road and rail projects which may impact the future value and enjoyment of your home. It also checks whether your home is a listed building or in a conservation area and whether there are any financial land charges registered which should be repaid by the seller on or before completion. Land charges run with the property so if financial land charges are not repaid, they would become your responsibility as the new homeowner.
• Water and drainage search – as the name suggests, this search shows whether your property is connected to local water supplies and sewers. It also identifies mains sewers and water mains that cross your property and could impact your plans to extend your home in the future.
• Environmental search – this search covers a wide range of environmental issues, from flood risks to radon gas, ground stability and subsidence to contamination risks.

What other searches may be required?

In addition to the general searches, your local property solicitor may need to conduct further, specific searches based on the results of the general searches. These include:

• Mining searches – for properties in former mining areas, to assess the risks from subsidence and abandoned mine shafts
• Flood searches – for properties in known flood risk areas, to assess the level of risk to your specific property
• Chancel liability search – for properties near churches, which may have an ancient liability to contribute towards the cost of church repairs. This law dates back to 1275, but it can still be a costly surprise today and you may need to insure against it.
• Commons searches – for properties that border common land, which may have rights of way or development restrictions attached to them
• Contaminated land searches – for properties on or close to ‘brownfield’ or former industrial sites, which may be contaminated with chemicals or other waste

What do property searches cost?

You should allow £300-£400 for search fees, but be prepared to pay extra if further investigation is required. Search fees vary between different local authorities, so the actual cost will depend on where your property is located.

The cost of searches is separate from the fee charged by your local property solicitor, and it will be listed as disbursements on your final bill. You will usually be asked to make a deposit in advance to cover search costs.  

How long do property searches take?

Searches can take anything from a few days to several weeks, and they need to be completed before the exchange of contracts. If you discover a problem with your property after contracts have been exchanged, you will still be committed to buying it.

This is where you need an experienced team of local property solicitors in your corner to keep things moving and chase up any slow responses. “Here at Holdens Law we work hard to maintain search momentum for all our clients,” says Lucy. “This can cut conveyancing time by weeks or even months, to get you moving to your new home that much sooner.”

To find out how Holdens Law can help you move with complete confidence, contact our friendly team today on 01524 32484 for our Lancaster office or 01539 720629 for local property solicitors in Kendal.