When purchasing a property, once the initial contract pack has been received, your conveyancer will order various searches in respect of the property. These usually include an Environmental, Water and Drainage and Local Search. In some areas, a Coal Mining search is also required, however your conveyancer will check this for you.

Conveyancing searches reveal certain information held by the Local Authority, water company and environmental consultations regarding the property. For instance, your water and drainage search will reveal if the property is connected to the mains sewers, whether there are any sewers within the property boundary, and if the property is on a water meter. These searches can reveal information that may be vital to you as future owner of the property, and if you ever decide to sell the property.

Conveyancing searches are very different to a survey and do not relate to the structure or condition of the property. If you have any concerns in this regard, you may need to instruct a suitable surveyor to provide an inspection report.

Where Do Local Searches Come From?

A local search is specific to the property you are purchasing. The local search is compiled with information held by the relevant Local Authority that the property is situated in.

What Does A Local Search Tell Me?

A local search is extremely important as it will confirm whether the appropriate permissions were granted for the construction of the property, and any subsequent alterations or extensions. If anything in respect of building work or planning permission is revealed by the local search, this will highlight to your conveyancer that they may need to request these documents from the seller’s conveyancer and any potential enquiries they may need to raise in respect of this.

If any work has been completed under the competent persons scheme, for instance replacement windows/doors or a new boiler, this should also be revealed within the search. If you are aware of any work that has been done to the property, for instance, there is a new boiler or new windows have been installed, and these are not revealed within the local search, please make your conveyancer aware immediately so that they can raise this as an enquiry with the seller’s conveyancer.

The local search will also show issues affecting the property such as compulsory purchase orders, planning enforcement action, road and rail schemes in the immediate vicinity of the property, and any contaminated land entries. Again, if anything in this regard is revealed, further enquiries will need to be made with the seller’s conveyancer.

Local Land Charges Register

Within a local search, there is also an LLC1 included. This is a Local Land Charges Register Search. This will show any details regarding restrictions or charges which may affect the property. For instance, smoke control orders, enforcement notices or tree preservation orders.

How Can Timms Help?

Local searches are a very important step within the conveyancing process. Whilst it reveals important information in respect of the property, it also makes your conveyancer aware of any further points that may require investigation with the seller’s conveyancer. If you have any questions regarding your local search you must ensure to contact you conveyancer as it is vital you understand any potential charges, orders or building work revealed.

If you would like to discuss your conveyancing transaction further, or request a conveyancing quote for buying or selling, please do not hesitate to contact the team on 01332 364436.