When you buy a home in England or Wales, your conveyancer orders a set of “property searches.” These aren’t physical inspections; they’re legal and data checks designed to reveal risks that could affect the home, its use, or your mortgage offer.
Searches help you and your mortgage lender answer a simple question early on: Is this property what it appears to be?
They matter because lenders rely on them, conveyancers depend on them, and buyers use them to avoid nasty surprises.
Below is a simple, clear run-through of each search, how long they take, what slows them down, and how they can influence your mortgage.
Local authority search
This is the most comprehensive search and covers:
- Planning permissions and applications
- Road schemes and highway information
- Conservation areas and listed status
- Tree preservation orders
- Any legal restrictions affecting the use of the property
It includes two parts:
- LLC1 — official local land charges
- CON29 — planning history, roads, enforcement notices, and more
Why it matters:
Anything from an old enforcement notice to a planned road widening can affect value, future works, or even whether a lender will offer you a
mortgage.
How long it takes:
Anywhere from a few days to several weeks, depending on the council.
Common delays:
- Council backlogs
- Missing information
- Manual systems (some councils still rely on them)
Water and drainage search
This comes from the local water authority and confirms:
- If the home is connected to mains water
- Whether it drains into public sewers
- Where sewers run in relation to the property
Why it matters:
If a sewer runs under the garden, it may limit extensions. Lenders also want to see that the property is properly connected to utilities.
Environmental search
This looks at environmental risks such as:
- Contaminated land
- Historic industrial use
- Landfill activity
- Radon
- Ground stability issues
Why it matters:
If land is classed as “contaminated,” the homeowner can be legally responsible for remediation, which can be extremely costly. Searches help avoid buying into a long-term liability.
Flood risk search
Flooding risk varies widely by location. This search assesses:
- River and coastal flood risk
- Surface water flooding (increasingly common)
- Groundwater risk
- Any historic flood events
Why it matters:
If insurance is hard to obtain or very expensive, your lender may not release funds. Building insurance is required to complete a mortgage.
Mining and subsidence searches
These apply mainly in areas with a history of coal, tin, brine or chalk mining.
They check for:
- Past mine workings
- Subsidence risk
- Recorded collapses
- Whether any remediation has taken place
Why it matters:
Ground movement can affect structural safety and mortgageability. Even a low risk often leads to extra checks.
How long do property searches take overall?
You can expect:
- Fastest: 2–5 working days (water/drainage, environmental)
- Typical: 2–4 weeks
- Slow councils: 6 weeks or more
Search delays are one of the most common reasons transactions stretch out.
What delays property searches?
Common reasons include:
- Local authority backlogs
- Details missing from the request
- Complex property history
- Older systems that require manual checking
Much of the variation comes down to how each council handles requests.
How search results affect your mortgage
Your lender uses search results to assess risk.
Depending on what’s found, they may:
- Approve the mortgage as normal
- Request further information
- Ask for indemnity insurance if the issue is low-risk but needs reassurance
- Require specialist reports for things like flood or mining risk
- Decline the mortgage if the risk is too great
Searches aren’t paperwork for paperwork’s sake. They directly inform whether the lender is comfortable using the property as security.
What if searches uncover something concerning?
You normally have three options:
- Ask the seller for clarification or documentation.
- Negotiate price reduction, indemnity insurance, or remedial work.
- Walk away if the risk is too high or the lender won’t proceed.
Your conveyancer will explain the implications in plain English so you can make an informed call.
Why searches feel slow
The short answer: each organisation holds different information, and their turnaround times vary. Some use modern digital systems; others still process searches manually. Your conveyancer is chasing multiple sources, not just pulling a single report.
Quick recap
Property searches check the legal, environmental and infrastructure risks around a home. They:
- Protect you from hidden issues
- Help lenders decide whether to offer a mortgage
- Highlight risks you wouldn’t spot on a viewing
- Can slow the process, but often for good reason
Do you need help finding a conveyancer?
Share a few details about your purchase, and our UK Property Looker assistant will help you find qualified conveyancers who can handle your searches and guide you through the legal process.
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