(UK 2025) What Are Property Searches? A Guide to Environmental, Local Authority and Drainage Checks
Buying a house in the UK? Learn what property searches are, why they matter, and what’s included in environmental, local authority and drainage checks. Full guide for first-time buyers.
Introduction: What Are Property Searches When Buying a House in the UK?
When you buy a property in the UK you don’t just inherit bricks and mortar—you inherit the land it sits on the planning permissions (or restrictions) around it and any local issues that could impact value or safety.
That’s where property searches come in.
Carried out by your solicitor or conveyancer these legal checks are essential to uncover hidden risks before you commit to the purchase.
This guide explains the three main types of property searches —Local Authority Environmental and Drainage & Water—in clear practical terms and why first-time buyers should never skip them .
What Are Property Searches?
Property searches are legal checks carried out during the conveyancing process when buying a home. They reveal information that could affect:
Your decision to buy
The property's mortgageability
Future resale value or safety
Many lenders will not release mortgage funds until searches are completed and reviewed.
Local Authority Search Explained (UK)
What is a Local Authority Search?
A Local Authority Search checks for issues related to the property’s location and local governance. It’s the most in-depth and time-consuming search—and arguably the most important.
What’s included?
Local authority searches are split into two parts:
Section | Name | Covers |
|---|---|---|
LLC1 | Local Land Charges | Conservation areas listed status tree protection orders financial charges |
CON29 | Enquiries | Planning applications building regs road schemes enforcement notices compulsory purchase orders |
How long does it take?
2 to 4 weeks on average (can vary by council)
Expedited versions (personal/local search agents) available but may not be accepted by lenders
Keyword Tip: For buyers Googling "local authority search explained" focus on timing content and legal implications as we do here.
Environmental Search UK
What is an Environmental Search?
This search investigates potential environmental risks near the property—past or present—that could impact health value or future insurance claims.
What does it check?
Risk Category | What It Includes |
|---|---|
Contaminated Land | Historic industrial use landfills hazardous waste |
Flood Risk | Fluvial surface water and groundwater flood zones |
Ground Stability | Subsidence risk sinkholes mining activity |
Radon Gas | Levels of naturally occurring radioactive gas |
If significant risks are identified you may need additional reports or insurance.
Drainage Search UK
What Is a Drainage & Water Search?
This search checks the property’s connection to public water mains and sewer systems. It’s handled by the relevant water authority (e.g. Thames Water Severn Trent etc.).
What does it show?
Whether the property is connected to public water supply and sewerage
Location of pipes and public drains on/near the property
If any drains run beneath the property (could affect extensions)
Responsibility for maintenance
How Much Do Property Searches Cost?
Search Type | Typical Cost (2025) |
|---|---|
Local Authority Search | £150 – £400 |
Environmental Search | £50 – £100 |
Drainage & Water Search | £50 – £100 |
Total (Basic Package) | £250 – £600+ |
Your solicitor may bundle these in a “search pack” and charge upfront or upon completion.
Are Searches Legally Required?
While not legally mandatory for cash buyers searches are essential for due diligence . Mortgage lenders require them as a condition of the loan.
Even if you’re buying without a mortgage skipping searches is extremely risky—you could inherit costly issues.
Extra Searches That Might Be Needed
Depending on location your solicitor may recommend:
Search Type | When It’s Needed |
|---|---|
Mining Search (Coal/Clay/Tin) | If the home is in a historic mining area |
Chancel Repair Liability | Near ancient parish churches |
HS2/Infrastructure Checks | Proximity to major developments |
WiseNest tip: You can also upload your completed search report to WiseNest to get an AI-powered summary in plain English.
When Do Searches Happen in the Buying Process?
Stage | Activity |
|---|---|
Week 1–2 | Offer accepted; solicitor instructed |
Week 2–3 | Searches ordered |
Week 4–6 | Search results received and reviewed |
Week 6–10 | Final checks exchange of contracts |
What Happens If Searches Reveal a Problem?
If your search reveals:
Flood or contamination risk: request specialist reports or insurance
Drain issues: renegotiate if major repairs are needed
Planning constraints: reconsider if they affect resale or extensions
Your solicitor will advise on renegotiation pulling out or getting indemnity insurance if needed.
Summary: Why Searches Matter
Search Type | Main Purpose |
|---|---|
Local Authority Search | Planning legal restrictions nearby works |
Environmental Search | Land quality flood risk contamination |
Drainage Search | Connection to mains and pipe locations |
Don’t skip searches. They protect your investment—and your future.
Want Help Understanding Your Search Results?
WiseNest helps buyers decode complex legal documents.
Upload your search reports and receive a plain-English summary of key findings—plus questions you should ask before proceeding.
Create your free WiseNest account today
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This content is optimized to answer these questions comprehensively.
What are property searches when buying a house in the UK?
Property searches are legal checks done by your solicitor to uncover risks related to planning, flooding, drainage, and more before you complete a home purchase.
What does a local authority search include?
A local authority search includes information on planning permissions, building regulations, enforcement notices, listed status, and road or transport schemes affecting the property.
How long do property searches take?
Typically 2 to 6 weeks. Local authority searches take the longest; others like drainage and environmental usually return faster.
What does a drainage search in the UK check?
It checks whether the property is connected to public sewers and mains water, and identifies any pipes running under the land that could affect building work.
Are property searches mandatory in the UK?
They’re required for mortgage buyers. Cash buyers can technically skip them, but it’s strongly discouraged due to potential legal and environmental risks.
Can you speed up the property search process?
You can use expedited or personal searches, but some mortgage lenders may not accept them. Starting early is the best way to avoid delays.
How much do property searches cost in 2025?
Expect to pay between £250 and £600 for a standard set of searches, depending on location and property type.
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