Why searches exist
When you buy a property, the principle of 'buyer beware' applies to many things the seller isn't obliged to volunteer. Conveyancing searches are how your solicitor checks the public record on your behalf — uncovering issues that aren't visible on a viewing and aren't always disclosed.
Most are ordered after your offer is accepted, which is one reason problems can appear late and derail a purchase. Knowing what the searches look for lets you screen for risks earlier.
The core searches
The local authority search reveals planning permissions and refusals, building regulations, road schemes, conservation-area and listed status, and whether the road is publicly maintained. It's the single most important search and the one most likely to flag a problem.
The drainage and water search confirms whether the property connects to mains water and sewers, and whether public drains run under or near the building (which can affect extensions). The environmental search assesses contaminated-land risk, flooding, ground stability and nearby landfill or industrial use.
Depending on location, your solicitor may add a coal-mining search (in former coalfields), a chancel-repair check, and other location-specific searches.
Typical costs
As a rough guide, a full search pack commonly runs from around £250 to £450, on top of your solicitor's legal fees and HM Land Registry charges. Costs vary by local authority and provider, and cash buyers sometimes skip some searches — though lenders require them, and skipping is rarely wise.
These are disbursements — costs your solicitor pays out on your behalf — so they're separate from the conveyancing fee itself. Always ask for a full breakdown of fees plus disbursements before instructing.
Screening before you spend
You can't replace formal searches — your lender requires them and they carry professional backing. But you can screen much of the same public record before you offer, so you don't spend hundreds of pounds discovering a dealbreaker that was visible from the start.
A TrueBrick report pulls planning history, conservation and Article 4 status, flood data, EPC and price-paid records for the address before you commit — giving you an early read on whether it's worth proceeding to formal searches at all.
Frequently asked questions
How long do conveyancing searches take?
Typically one to three weeks, though local authority searches can take longer in some areas. Ordering them promptly after offer acceptance is one of the biggest levers on overall timescale.
Can I reuse searches from a previous sale?
Sometimes, if they're recent enough and your lender accepts them, but many require searches less than six months old. Check with your solicitor and lender before relying on old ones.
Do cash buyers need searches?
They're not legally compulsory without a lender, but going without means accepting unknown risks on flooding, contaminated land, road adoption and more. Most conveyancers strongly recommend them regardless.