When you’re buying a house, you’ll hear a lot about surveys and mortgage offers. But there’s another, equally critical part of the process that happens behind the scenes: conveyancing searches.
At KhanMather Solicitors, we often describe these searches as the legal equivalent of a thorough check-up on the property. While a survey tells you about the physical condition of the building, the searches tell you about the legal health of the property and the land it sits on. They can reveal hidden issues that a physical inspection would never uncover, and they are essential for protecting your investment.
Here are five key conveyancing searches and what they mean for your purchase.
- Local Authority Search
This is arguably the most important of all the searches. We submit a request to the local council to find out a wealth of information, including:
- Planning Permission: Have there been any planning applications (granted or refused) for the property or land nearby? This is crucial for understanding potential future changes to the area.
- Building Regulations: Has the property had any extensions or alterations, and were they approved by the council? This can reveal unapproved work that might cause problems later.
- Roads: Is the road the property is on adopted by the council? If not, the residents might be responsible for its upkeep.
- Conservation Areas and Listed Buildings: Is the property in a conservation area or is it a listed building? This can place significant restrictions on future modifications.
- Drainage and Water Search
This search is carried out with the local water and sewerage authority. It confirms how the property is connected to the public drainage and water mains. It reveals:
- Public Sewers and Drains: Are there public sewers running under the property? This is vital information, as it could affect your ability to build an extension or carry out other works.
- Water Supply: Is the property connected to a public water supply, and is it metered?
- Drainage: How is wastewater drained from the property?
This search can flag issues that might lead to unexpected costs, such as the need to pay for a private drain to connect to the public sewer.
- Environmental Search
This search, conducted through a specialist third-party company, looks at the land’s history to assess any environmental risks. It will highlight:
- Contaminated Land: Has the land previously been used for industrial purposes, such as a factory or a landfill? This could mean it contains harmful contaminants that would require costly clean-up.
- Flooding Risk: Is the property located in a high-risk flood zone?
- Radon Gas: What is the risk of radon gas levels in the area?
While these risks are often low, uncovering them is crucial for a complete picture of the property’s suitability.
- Chancel Repair Liability Search
This may sound archaic, but it’s still a valid concern. The search checks if the property is in a parish where landowners are liable for the cost of repairing the local church’s chancel (the part of the church around the altar). While rare, this liability can be unlimited, so it’s a risk we always check for. In some cases, we might advise taking out insurance to protect against it.
- Title Register and Plan
While not a ‘search’ in the same way as the others, reviewing the Title Register and Plan from the Land Registry is a fundamental part of the process. These documents confirm:
- Ownership: Who legally owns the property.
- Boundaries: The official legal boundaries of the property.
- Easements and Covenants: Any rights of way (e.g., a neighbour’s right to access your driveway) or restrictions (e.g., a covenant preventing you from building an extension).
A thorough review of the title documents by a solicitor is essential to ensure you are aware of any limitations or rights affecting the property.
Your Protection is Our Priority
These searches are a fundamental part of our job as your conveyancing solicitors. They provide the peace of mind that you are not just buying a building, but also all the legal rights and responsibilities that come with the land. Skipping them to save a small amount of money could expose you to significant financial and legal risk in the future.
At KhanMather Solicitors, we pride ourselves on our meticulous approach to conveyancing. We don’t just order the searches; we analyse the results, explain them in plain English, and advise you on how to proceed. If you’re buying or selling a property, contact our friendly and experienced property Team today on 0161 850 9911 for a conveyancing quote.