How long does searches take

These can include whether the property is:. The form also covers planning agreements and conditional planning permissions. All LLC1 registrations are legally binding on successive owners. The second part of the search — the CON29 — supplies information relating to public highways , proposals for new roads , rail schemes or planning decisions that could affect the property, as well as outstanding statutory notices, breaches of planning or building regulations or the existence of a compulsory purchase order.

Environmental factors, such as whether the house stands on contaminated land or in a Radon gas affected area are also covered. Compare quotes from our panel of quality assured and regulated conveyancing firms ranked by best price, customer rating and location. There are a number of additional reports that are not covered by the standard local authority search and are, therefore, subject to extra fees.

The need for such searches will be determined by your conveyancing solicitor or mortgage lender on a case-by-case basis although some are considered essential by certain lenders. For example, a mining search may be required if the property is in a mining area rather than because the conveyancer or lender insist one is done in every case.

Compare quotes and find the cheapest, nearest and best rated conveyancers from our panel of quality assured firms. There are two different types of local authority searches — official or personal.

This is then signed and stamped by a council officer and returned to your conveyancer. In many cases, these searches are quicker and cheaper than an official application and are covered by specific information accuracy insurance policies as well as employer error liability. As a result, many conveyancers recommend personal searches, although debate within the industry still rages as to which is best.

Some solicitors believe that an official search conducted by the local authority places greater emphasis upon comprehensibility, local authority liability and regulatory Search Code compliance over speed of return. Nevertheless, most industry veterans agree that the standard and accuracy of personal search reports has risen substantially in the past decade and argue that reputable, commercially aware search companies often provide a greater level of control, accountability and flexibility than council searches as well as financial and time saving benefits.

The rule of thumb in such cases should be to consult with your conveyancing solicitor and consider all possibilities. In any case, whether an official or personal search is done is often determined more by the mortgage lender. Fees are subject to a wide range of variables. You can also conduct a personal search yourself for free, but this is not recommended as local reports require specialist knowledge to execute a search properly.

The government target for returning local searches is a maximum of 10 working days. But in reality, timescales on searches can vary significantly, from 48 hours to ten weeks! Mitigating factors can include whether the results are sent via email, online or by post; seasonal demand levels and local authority staffing levels. As an extreme example, there are currently no searches available for properties in the London Borough of Hackney; Hackney Council has advised that this is likely to remain the case for some time.

This was due to a cyber attack. Recent turnaround times reported by Search Flow October 25, revealed the following worst offenders, taking between 35 and 60 days to return searches:. We strongly advise you check with your conveyancer the situation where you are buying as soon as you appoint them. Compare conveyancing quotes from our panel of quality assured firms — find the cheapest, nearest or best rated conveyancing solicitor for you.

To help speed up local searches, make sure you instruct your conveyancing solicitor to start local searches as soon as your offer has been accepted. Some industry experts are advising sellers to order searches with the issue of getting the buyer to pay for the cost at a later date.

But be mindful that searches only last 3 months. It will include things like whether the property is connected to the mains water supply, and whether foul and surface water drainage is into a public or private drainage system. If a property has a private drainage system, instead of being connected to the public system, the owner will have to pay for maintenance of this.

Local authority searches are compiled by the council where the property is located. The report will include information about the planning history for the property, including the building control records for any work previously carried out. Local authority searches will also reveal any proposals for new roads, rail schemes, schools or other planning decisions in the area. Also included is whether the property is a listed building, located in a conservation area, or subject to a tree preservation order.

This search checks the up-to-date title register and title plan at the Land Registry. It will confirm the current owner actually owns the property they are selling, and usually takes place just before completion of the purchase. Chancel repairs relate to ancient laws about the liability to pay for the upkeep of the local church. The chancel is the easterly portion of a church where the altar is situated. Chancel repair liability tends to apply to older homes, rather than more recently built properties.

If a chancel repairs liability exists, you will usually need to get an indemnity insurance policy to protect both you and your lender to cover any costs should such a claim be made. The quicker your solicitor starts the searches the better. So if a search was ordered in January, completion would be required by the end of June or another search would have to be ordered. Talk to your conveyancer if your purchase is dragging on to see if you should be applying for any more up-to-date searches. Yes this is an essential search to prove the seller is the legal owner of the property and has the right to sell it to you.

The Law Society recommend all purchasers have this search and there are two which legal companies — and you — can choose from:. Either search can be purchased via your legal company or directly from a search company or the water company local to your property. When you buy a home, the last thing you are likely to be thinking about is whether it is hooked up to the mains water supply and public drains.

Alternatively if the property is not connected to the mains and public drainage system, you need to be aware of any extra costs involved in maintaining and running the property. What is especially important is to know what length of drainage you are responsible for versus the water company so you can decide if and how much insurance you cover you should get.

For example, collapsed drains can be expensive, especially if they cause properties to subside or tree roots can cause leaks which can cost a fortune to put right. One check, which is considered a must by the Law Society, is running a report to establish if a property has been built on contaminated land or is near a landfill or waste management site. Different environmental search packages can be bought online via water companies or search companies. In addition to identifying if the land a property is built on or near to contaminated land, a waste or landfill site, it also does a basic check for possible flooding and if landslip or subsidence might be an issue.

However, it is unlikely you know everything that happened on the property over time, so, considering the small costs involved, it would seem to be a false economy to skip the environmental search when spending 5 or 6 figures on a home. In view of the higher risk of flooding over recent years, a basic flood report may not be sufficient to uncover the truth about current flood risk from the river or sea, or about the risk of flooding from rainwater. Most importantly, a flood risk report will alert you to the risks of not being able to secure insurance from flooding.

It is estimated, around , householders could find it difficult if not impossible to secure flood protection. If a property you may have set your heart on is at risk and uninsurable, this means you may be in danger of overpaying for the property and could mean it is impossible to sell on, especially if mortgage companies will not risk their money on the purchase.

Insurance rating — if the area is known to flood, this will be a useful indicator of whether the insurance is likely to much higher than you have budgeted for. If you are unsure about the flood risk take advice from your conveyancer, the estate agents and also your RICS surveyor.

You may think this is a ridiculous scenario in the 21st Century, but plenty of people have been caught by this issue and it is estimated that around half a million properties in England and Wales could be affected, even if the liability is not mentioned in the title.

What is important is to understand whether the check is thorough enough and goes far enough geographically to be sure you are not liable. Typically a certificate is given confirming there is no risk identified, or it will say there is a liability. What has changed is that the church had to register their interest on the title of properties affected by October This search also known as Rivers Authority search is very similar to the search for chancel repairs. Some people who own properties, which back onto rivers, canals or streams, will purchase a property with certain rights e.

The Canal and River Trust search will advise of what rights you have such as fishing or mooring rights for boats, even being allowed to use the waterways for drainage and to secure water for your own purposes. However in return for these rights, it may well be that you have to fund the bank and waterway, which passes your property.

Alternatively, this part of the river or stream may even not be your property at all and owned by the Environment Agency. This will be fairly specific to your property and if the property you want to buy is near a waterway. What this search will tell you is what rights the local community have to the land you are buying.

They might be able to use it for a footpath or indeed have grazing or rights to run a local fete!