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For any British buyer looking for their dream home or a seller looking to part ways with their property, there will be many aspects that need to be considered. For instance, a critical truth that you should take note of when going through a property transaction is the complicated nature of conveyancing.

It may seem simple at first, but the reality about this process is that it’s chock-full of intricacies that aren’t just “small bumps” along the road. From getting the right values to moving the process along quickly enough to ensure that there are no delays, every part of the conveyancing experience needs to be dealt with the utmost care.

Out of all the different components and factors that must be taken care of accordingly, there’s one aspect that many aspiring homeowners or sellers are far less familiar with than they should be: conveyancing searches.

Conveyancing searches in greater detail

They can only be understood appropriately by getting familiar with all the nooks and crannies involved. To ensure that you’re entirely familiar with the tasks that you’ll be dealing with, let’s look at conveyancing searches in greater detail:

An introduction to searches

Often seen as one of the most significant parts of a conveyancing process, these specialised searches are a non-negotiable aspect of property transactions.

Conveyancing searches are best defined as a set of inquiries that are made throughout the verification process to different authorities that will fill in the informational gaps on all you should know about a property. For buyers, in particular, they are vital and can never be undermined because they provide crucial information that informs the buyer and helps them make a better purchase.

The search acts as a multi-step verification process that helps ensure that the purchase is legal on all ends, is precisely worth its value, and is eligible for a mortgage at a local bank!

How do they work, and what do they aim to do?

When you look at these searches and go deeper into the details, you’ll quickly realise that they’re a standard set of questions that are submitted to a relevant authority. These questions are sent out by conveyancers or solicitors that wish to learn more about a property that you’re looking to buy or sell so that they can come up with a proper estimation.

By carrying the quest long before contracts are exchanged, and the conveyancing process itself commences, a buyer can best understand whether or not they should continue with a purchase. If done correctly, this process can wholly help determine the actual cost of a home and ensure that both sides of the deal are fair by all means!

What makes this specific search essential lies in the fact that thorough research will protect the buyer and seller by highlighting any issues that have to be overturned or mapped out. When the standard holes and questions of legality that are exploited and brought to light are overlooked, they can lead a transaction into turmoil, plaguing both sides with a wide range of legal issues.

Fortunately, having a dependable service provider that will do the necessary work will protect a buyer and seller from any issues that may disrupt or damage the property. The search does this by bringing out appropriate planning permissions, building work permits, and significant schemes that help ensure the safety, legality, and legitimacy for peace of mind!

The various components of a conveyancing search

Fully understanding what it does and what it aims to do is also an effort that entails looking at its various bits and pieces in further detail. For such processes, two main tasks comprise the overall search process, namely:

  1. A local authority search
  2. An environmental search

Both of them must be followed and upheld because they have to do with the value of a property, the safety of a transaction, and the overall condition that the home is in. These two individual inspections are especially vital when it comes to purchasing homes on a mortgage as they are used to satisfy the various requirements a lender may have.

To best understand the process that conveyancing solicitors and licensed conveyancers carry out, here’s the lowdown on each inspection in greater detail:


1. Local Authority Searches

These are seen as an integral part of the conveyancing search process. They are often established as a non-negotiable requirement that is set and upheld by all lenders in the United Kingdom.

Throughout this inspection, you’ll learn more about various deciding factors that may affect your purchase or the decision that your buyer makes as it is specific to the property in question. By law, conveyancers are required to carry out two particular tasks within the local authority search itself:

a. Local Land Charges Register Search (LLC1): This component seeks to determine if: a) a property is a listed building, b) it’s located within a conservation or tree preservation area, c) it’s in a smoke control area, or d) its conditional planning permissions.

b. Enquiries of the Local Authority Search (CON29): This process is the other half of the local authority inspection that seeks to fill in the blanks concerning: a) the property’s planning history, b) the property’s building regulations history, and c) the presence of any road or traffic schemes designed near the property.


2. Environmental searches

Apart from the local authority inspection, an essential process that conveyancers cannot overlook is the environmental search process. Through this method, a property buyer or owner can determine if a property has been built on a piece of land that is in a flood-risk area or potentially-contaminated section.

When an environmental search is carried out, conveyancers will typically take a look at: a) the risk of subsidence, b) the risk of potential floods, c) the history of the use of land in the vicinity of the property, and d) possible traces of nearby toxic waste.

In addition to the two inspections mentioned above, a dependable conveyancer may also conduct other quests, such as a mining search, a flood search, or a chancel repair search!


When it comes to best understanding the worth of a property and the intricacies of a conveyancing process, it’s vital to get an apt amount of knowledge on conveyance searches. By getting familiar with this ever-essential body of procedures, you’ll be able to protect your best interests while making sure that you get your money’s worth in no time!

Are you looking to streamline your home buying or selling process without taking any unnecessary risks along the way? Check out our conveyancing fees calculator today to get the best and most accurate conveyancing results from our team of fully-regulated and trained professionals!


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