Property searches are legal checks on the property and its surroundings that don't appear on the title register, and exchange simply can't happen until every one of them is back and reviewed. Ordering them early, ideally before a buyer is even found, is one of the more reliable ways to avoid losing weeks later.
What do property searches actually cover?
The standard search pack has three core elements. A local authority search covers planning permissions, building regulations consents, and any road or environmental schemes affecting the area. A drainage and water search confirms whether the property is connected to mains water and public sewers. An environmental search assesses risks like flooding, land contamination, and subsidence. Depending on where the property is, additional searches may be needed too, mining searches in former coalfield areas being a common example.
Why do these searches matter?
Search results can reveal things that simply wouldn't show up from inspecting the property. A local authority search might flag a planned road scheme or an enforcement notice. An environmental search might flag flood risk or ground contamination. None of this necessarily means you can't proceed, but it lets your conveyancer advise you properly and, where needed, look at indemnity insurance as an option.
How long do searches actually take?
Local authority searches typically take 10 working days to several weeks, depending on the council in question, some are simply faster than others. Environmental and drainage searches tend to move quicker, often back within a few days. Once everything is in, your conveyancer reviews the results and raises any further queries that come out of them. Exchange cannot happen until every search has been received and reviewed.
What should you actually do at this stage?
As a buyer, your conveyancer will typically order searches on your behalf once your file is open, and you'll usually be asked to pay for them upfront as a disbursement. It's worth checking whether the seller has already ordered them, since that can save you both money and time. Don't expect much visible progress until searches are back. They're a genuine prerequisite, not a formality. If results raise a concern, talk it through properly with your conveyancer rather than assuming the worst. As a seller, there's little to do at this stage beyond responding to any queries your conveyancer passes on from the buyer's side.
| Search type | What it checks | Typical turnaround |
|---|---|---|
| Local authority | Planning, building regulations, road schemes | 10 working days to several weeks |
| Drainage and water | Mains water and sewer connections | A few days |
| Environmental | Flood risk, contamination, subsidence | A few days |
| Additional (e.g. mining) | Location-specific risks | Varies |
Frequently asked questions
- What do property searches actually cover?
- Local authority, drainage and water, and environmental checks, plus location-specific searches like mining where relevant.
- How long do property searches take to come back?
- Local authority searches take 10 working days to several weeks. Environmental and drainage searches are usually faster.
- Can exchange happen before searches are back?
- No. Every search needs to be received and reviewed first.
- Who pays for property searches?
- Traditionally the buyer, as an upfront disbursement, though sellers ordering them early can save time and money for everyone.
This guide is general information for home movers in England and Wales, not legal advice. Search turnaround times vary by local authority and can change.