What searches do I need?

Your conveyancer orders “searches” that reveal what a viewing can’t. Here’s what each one checks, what they cost, and which apply to your property.

When you buy with a mortgage, your conveyancer orders a set of “searches” — enquiries to councils, water companies and data agencies that reveal things a viewing can’t. They’re a normal, expected part of buying, and your lender will usually insist on the main ones. Here’s what each is for, so the bill makes sense.

The searches almost everyone needs

Local authority search — planning history, building control, road schemes, conservation/listed status and any notices the council holds. The most important, and often the slowest.
Drainage & water search — whether the property connects to mains water and public sewers, and whether a public sewer runs under it (which affects extensions).
Environmental search — flood risk, contaminated land, ground stability and landfill.
Land Registry title check — confirms who legally owns the property and any rights or restrictions on it.

Searches that depend on location

Some searches are only ordered where the property’s location calls for them — your conveyancer will know which apply.

Coal mining search — in former coal areas (South Wales, Yorkshire, the North East, the Midlands), for subsidence risk from old workings.
Tin/metal mining search — in Cornwall and parts of Devon.
Cheshire brine search — in parts of Cheshire and Staffordshire, for salt-extraction subsidence.
Chancel repair search — checks an old liability to contribute to local church repairs.

What searches cost and how long they take

A standard search pack usually runs to a few hundred pounds in total, and the timing is driven almost entirely by the local authority — some councils return searches in days, others take weeks. Your conveyancer typically orders them the moment they’re instructed, precisely because the local authority search can be the bottleneck.

Tip Searches come late in the process and cost real money. Running a quick MoveWizard report before you offer gives you an early read on flood, area and planning — so you can decide whether a property is worth pursuing before you commit to the formal search spend.

Are searches the same as a survey?

No — and you generally want both. Searches are legal/records enquiries about the land and area. A survey is a physical inspection of the building’s condition by a surveyor. They answer different questions, and one is not a substitute for the other.

Check the property before you offer

MoveWizard assesses any UK address — road, amenities, schools, safety, environment and a fair offer range.

Check a property — free

Frequently asked questions

Which searches are essential?

For a mortgage purchase, the local authority, drainage & water and environmental searches plus a Land Registry title check are almost always required. Location-specific ones like coal mining are added where relevant.

How much do searches cost?

A standard pack typically runs to a few hundred pounds. The local authority search is usually the largest and most variable part, depending on the council.

Are searches the same as a survey?

No. Searches are legal and records enquiries about the land and area; a survey is a physical inspection of the building. You generally want both — they answer different questions.