onthemoov • England & Wales
Conveyancing searches: what buyers need to know
Property searches help your conveyancer investigate information about the home you are buying. They are different from a survey and from reviewing the legal title. Ask which searches your quote includes and whether further enquiries may be needed.
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What does a search pack cover?
A residential purchase may involve local authority, drainage and water, and environmental searches. The exact searches depend on the property, its location, your lender and the legal provider’s assessment. A standard pack is a starting point, not a promise that every possible issue has been checked.
| Search or check | Question to ask |
|---|---|
| Local authority information | Which planning, roads and local land-charge enquiries are included? |
| Drainage and water | What does the report say about connections and nearby public infrastructure? |
| Environmental information | What risks are assessed and do the results need specialist advice or further enquiries? |
| Additional searches | Is any location-specific search needed and is its cost included? |
Your conveyancer interprets the reports and raises relevant enquiries. A search result is not a replacement for advice about the specific property.
Searches are different from a survey
A survey considers the property’s physical condition. Searches gather information from records and report providers. Reviewing the title, lease and contract is another part of the legal work. Budget for the checks relevant to your purchase rather than assuming one report replaces the others.
Costs and timing: what to confirm
- Which searches are included in the quoted price?
- Are extra searches excluded or estimated?
- When do you need to pay and when will searches be ordered?
- What happens if a report leads to further enquiries?
- Can an existing search be used, and will the lender accept it?
There is no reliable completion date based on searches alone. The contract, mortgage offer, enquiries and property chain can also affect timing.
If your purchase falls through
Search costs already incurred may remain payable even where no sale, no legal fee terms apply. Ask about the selected package’s protection, exclusions and whether a replacement property requires new searches.
Your questions, answered
Do cash buyers need searches?
Ask your conveyancer which searches they recommend and what risks you would take by declining them. Having no lender does not remove property risks.
Can searches guarantee there are no problems?
No. Reports have a defined scope and may lead to further enquiries. Your legal provider explains the findings relevant to the purchase.
Are searches included in my quote?
Check the itemised quotation for the search pack, additional searches and upfront payments.
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onthemoov is a conveyancing broker. An independent SRA-regulated solicitor or CLC-regulated licensed conveyancer carries out your legal work. Your quotation, chosen package and applicable terms explain the scope and charges. This guide is general information, not advice on your individual transaction.
Useful source: GOV.UK: local authority searches when buying a home
Conveyancing costs · Leasehold conveyancing · No sale, no legal fee
