How Long Do Property Searches Take?

When you buy a home in the UK, one of the key steps in the conveyancing process is carrying out legal property searches. These searches uncover crucial information about the property that might affect your decision to buy or impact your future use of the land.

Searches can vary depending on location, the type of property, and local authority response times. This guide explains what searches are included, how long they take, and what to expect during the conveyancing process.

What Searches Are Involved in Conveyancing?

Searches are requested by your solicitor or conveyancer and are usually a condition of your mortgage lender, although even cash buyers are strongly advised to carry them out.

The three main searches are:

• Local authority search

• Environmental search

• Water and drainage search

Additional searches may be required based on the property’s location or history.

What Do the Searches Consist Of?

Local Authority Search

This checks whether there are any planning issues, building regulations breaches, nearby developments, road schemes or restrictions affecting the property. It has two parts: the LLC1 (Land Charges Register) and the CON29 (enquiries about planning, roads and enforcement).

Environmental Search

This reveals risks such as flooding, land contamination, subsidence, or nearby landfill sites.

Water and Drainage Search

This confirms whether the property is connected to mains water and sewerage, and if any pipes or drains run through the property boundary.

What Are the Official Searches?

Official searches are the core set of regulated searches required by lenders and solicitors. They include:

• Land Registry search (OS1) – Confirms current ownership and any registered interests or restrictions

• Bankruptcy search (K16) – For mortgage applicants, to ensure the buyer is not subject to bankruptcy proceedings

• Local authority, environmental, and drainage searches, as outlined above

These searches form the legal framework for the purchase and must be completed before exchange of contracts.

What Are the Other Enquiries in the Process?

In addition to official searches, your solicitor will raise enquiries with the seller’s solicitor based on:

• The property information form

• Fixtures and fittings

• Title deeds

• Leasehold management pack (if applicable)

These checks ensure there are no legal or practical issues that would affect your use of the property.

How Long Do Conveyancing Searches Take?

On average, conveyancing searches take between 2 and 6 weeks to complete. The time frame varies depending on:

• The local authority's workload and digital systems

• Whether the searches are ordered directly or through a search provider

• The complexity of the property or any red flags requiring further investigation

Some local authorities return results in a matter of days, while others can take several weeks or longer during busy periods.

How Long Does It Generally Take to Finish the Official Searches and Other Enquiries?

• Local authority search: 2 to 5 weeks (can take longer in some areas)

• Environmental and water searches: Often returned within 1 to 2 weeks

• Land Registry and bankruptcy searches: Usually completed in 1 to 3 working days

• Seller enquiries: Can take 1 to 4 weeks depending on how quickly the seller responds and whether any issues arise

In total, it’s common for the entire search and enquiry process to take 4 to 8 weeks, though this can vary depending on the efficiency of all parties involved.

How to Speed Up the Process

You can’t always control the speed of local authorities or search providers, but you can help avoid delays by:

• Instructing your solicitor early

• Completing and returning any required paperwork promptly

• Ensuring your seller responds to enquiries without delay

• Using a solicitor familiar with the local area, who may know typical council turnaround times

Final Thoughts

Property searches are a vital part of buying a home in the UK, protecting you from legal and environmental risks. While most searches take 2 to 6 weeks, delays can occur. Staying in regular contact with your solicitor and being responsive with paperwork can help keep the process moving.

If you’re under pressure to move quickly, ask your solicitor if expedited searches are possible, or if any indemnity insurance options might be appropriate in place of certain enquiries – though this should only be done with care.