What are Local Authority Searches?

When buying a property in the UK, one of the most crucial steps is conducting local authority searches. These searches provide essential information about the property and the surrounding area, ensuring there are no hidden issues that could affect the purchase.

Whether you're a first-time buyer or an experienced homeowner, understanding local authority searches is vital to making an informed decision.

In this blog, we will explore everything you need to know about local authority searches, including what they are, what's included, and why they are necessary.

What Are Local Authority Searches?

Local authority searches, sometimes referred to as property searches, are an integral part of the conveyancing process. They are required by mortgage lenders and recommended by conveyancing solicitors to uncover any local issues that might impact the property you're planning to buy.

These searches are conducted by the local council or an independent agency and provide details on various legal restrictions, planning issues, and environmental factors. The information gathered can influence your decision, allowing you to renegotiate your offer, request changes, or even reconsider the purchase altogether.

What's Included in Local Authority Searches?

Local authority searches are divided into two main parts: the LLC1 and the CON29.

1. The LLC1 Search

The LLC1 (Local Land Charges Register) search identifies any legal restrictions or charges attached to the property. These can include:

• Listed building status: Is the property listed as a building of historical or architectural importance?
• Conservation area: Is the property located in an area where special planning rules apply to preserve the local character?
• Tree Preservation Orders (TPOs): Are there restrictions on cutting down trees on the property?
• Improvement or renovation grants: Has the property received any grants that require the repayment of funds if the house is sold?
• Smoke control zone: Is the property in an area where restrictions on smoke-producing fuels apply?

The results of the LLC1 search are legally binding, meaning they apply to both current and future owners of the property.

2. The CON29 Search

The CON29 search is more detailed and provides information on a range of issues that could affect the property or the local area. It covers:

• Public highways: Are there any public roads or footpaths affecting the property?
• Planned road or rail developments: Are there any proposed infrastructure projects that could impact the area in the future?
• Planning decisions: Are there any outstanding planning permissions or enforcement notices against the property?
• Compulsory purchase orders: Has the property been earmarked for compulsory purchase by the local authority?
• Contaminated land or Radon gas: Is the property located in an area affected by environmental hazards such as contamination or Radon gas?

These two parts combined provide a thorough overview of any legal, planning, or environmental issues that could affect the property and its surrounding area.

What Isn’t Included in Local Authority Searches?

While local authority searches provide a lot of information, they don't cover everything. Additional searches may be required depending on the property's location or other factors. These could include:

• CON29(O) Optional Search: This looks at additional issues such as environmental and pollution notices, roads proposed by private bodies, and land maintenance notices.

• Environmental Searches: These determine if there are any risks of flooding, proximity to waste sites, or contaminated land.

• Water Authority Searches: These show the location of public sewers within the property boundaries, which could affect future development.

• Chancel Repair Liability: Some properties may be liable to contribute to the repair of a local church, a centuries-old legal obligation.

The Difference Between Official and Personal Searches

There are two types of local authority searches: official and personal.

Official Searches

These are conducted by the local council, using their own staff to examine the Local Land Charges Register. The results are then signed and stamped by a council officer, offering a guarantee of accuracy. However, official searches can sometimes take longer and may be more expensive.

Personal Searches

Personal searches are carried out by independent agencies, using the same records as the local council. They are often faster and more affordable than official searches, but some buyers may feel more comfortable with the added reassurance of a council-stamped result.

Many personal search companies provide insurance policies to cover any inaccuracies, making them a viable option in most cases.

How Much Do Local Authority Searches Cost?

The cost of local authority searches can vary significantly depending on the local council and whether you opt for official or personal searches. Here's a breakdown of potential costs:

• Official search costs: These can range from £50 to £250 depending on the local authority.
• Personal search company fees: These typically fall between £75 and £120.
• Additional searches: Environmental or water authority searches can cost an additional £30-40 plus VAT.

Some conveyancing solicitors offer search bundles, which include all the necessary reports for a fixed fee, usually between £200-260. These bundles can be a cost-effective option if you want to cover all the bases.

How Long Do Local Authority Searches Take?

The government's target is for local authority searches to be returned within 10 working days, but timescales can vary widely. Some councils may return results within 48 hours, while others can take several weeks or even months, especially if they're dealing with high demand or have staffing issues.

In 2024, some councils have reported delays of over 25 working days.

For instance, Bolton Metropolitan Borough Council and Wirral Metropolitan Borough Council both have turnaround times of more than 60 days, while Bridgend County Borough Council has reported delays of over 100 days.

It’s essential to check the wait times with your conveyancing solicitor as soon as possible, so you can manage expectations and avoid unnecessary delays.

How Can You Speed Up Local Authority Searches?

While waiting for search results can be frustrating, there are a few things you can do to help speed up the process:

Instruct your solicitor early

As soon as your offer is accepted, ask your solicitor to start the search process.

Consider personal searches

These are often faster than official searches, though it’s important to check with your solicitor and mortgage lender to ensure they are acceptable.

Search insurance

If there are significant delays, search indemnity insurance may be an option. This covers you in case any issues arise that would have been highlighted in the search, though it is not accepted by all mortgage lenders.

Local Authority Search Indemnity Insurance

If your searches are delayed, Local Authority Search Indemnity Insurance can provide a temporary solution. This insurance protects you if any issues arise after the purchase that would have been uncovered by the search.

However, some lenders do not accept this insurance in place of full searches, so it’s essential to check with your mortgage provider before proceeding.

Related:

What does a Residential Conveyancer do?

What is Residential Conveyancing?

How Long Does the Conveyancing Process Take?

What to Watch for When You Get a Local Search

Once you receive the results of your local authority search, it's essential to review them carefully. Keep in mind that the search only covers issues directly related to the property, and it may not include nearby developments.

For example, a search may not reveal plans for large construction projects in the area unless they are directly connected to the property itself.



It’s always a good idea to consult your solicitor and double-check the results with local council planning applications to ensure no surprises arise after you've completed your purchase.

Related:

What is Commercial Conveyancing?

How to Purchase a Commercial Property

What does a Commercial Conveyancer do?

What is a Commercial Lease Agreement?

How much does Commercial Conveyancing cost?

Do I Need Local Authority Searches If I'm a Cash Buyer?

If you're buying a property with cash, you are not required to carry out local authority searches. However, most solicitors will strongly recommend that you do. Even though you won’t have a mortgage lender requiring the searches, it's important to understand any potential risks that might affect the property in the future.

How Long Are Local Authority Searches Valid?

Local authority searches are typically valid for six months. If your purchase takes longer than this, you may need to order a new search to ensure the information is still accurate.

Conclusion

Local authority searches are an essential part of the conveyancing process, providing valuable information about the property and the local area.

While they can add to the overall cost and time of buying a home, they offer crucial protection against unforeseen issues. Whether you opt for official or personal searches, it’s vital to instruct your solicitor to begin the process as early as possible and review the results thoroughly before completing your purchase.

By understanding what's involved in local authority searches and how to navigate any potential delays, you can make the home-buying process smoother and more informed.