When you buy a home, it’s crucial to have full transparency and knowledge of the property so you can be confident that there will be no hidden surprises in the future. Whether it’s knowing the ownership of pathways outside the property, or understanding the environmental conditions surrounding it, you deserve to feel comfortable about your purchase decision.
When you appoint a conveyancer to your property purchase, they will organise important searches on the property on your behalf. Searches are investigations to gather information about the property, with the main purpose being to uncover any potential issues related to the property such as environmental risks, local development plans or issues with water/drains.
Common Searches:
- Local Authority
- Water & Drains
- Environmental
- Mining
In More Detail…
Local Authority Searches
A Local Authority search is a vital part of the conveyancing process, as it provides key information about the property and its surrounding area. This search reveals details held by the local council, such as planning applications, potential highway developments, and whether roads are officially adopted.
Why does this matter? Imagine you buy a home with your dream garden – peaceful, private, and beautifully secluded. Fast forward six months, and construction noise fills the air as a new housing development springs up right behind your fence. Unfortunately, it happens – and a Local Authority search could have flagged those plans before you bought.
Water & Drainage Searches
Another key search to have carried out. This will look into if the property is connected to mains water and sewerage, uncover where the public drains and pipes are located and find out who is responsible for the maintenance. This is important information as you would want to know a sewer runs under your extension, or if you’d be liable for costly repairs.
A water/drainage search can also tell you:
- If the water is on a metre or billed at a fixed rate.
- If shared drains exist and who is responsible for maintenance.
- If the sewers are ‘adopted’ (publicly maintained) or private.
Environmental Searches
This type of search is essential, as it highlights critical environmental risks that could affect both your health and your investment – helping you make an informed decision before you commit to a property. For example, it will flag whether the property is in a flood risk area, or if the land was previously used for industrial purposes or as a landfill site, which could pose serious chemical or gas hazards. Beyond health concerns, environmental risks can lead to structural issues and may significantly reduce the property’s long-term value.
An environmental search can also uncover:
- Use of harmful substances such as asbestos, heavy metals or chemicals.
- Risk of ground movement such as landslides, soil erosion or past quarrying activity.
- Nearby hazards such as the following being in close proximity – factories, petrol stations, power stations, railways or major roads.
- Protected wildlife habitats or designated conservation areas.
An environmental search is so important, not only for your health but also for your finances. Without this, you could inherit a legal liability with your house purchase for cleaning up contaminated land, your house could flood, or you could be high risk to lung cancer due to exposure to radon gas.
Mining Searches
Depending on the area, a conveyancer may also carry out a mining search to investigate whether past, present or future mining activity could affect the safety, stability of value of the property. Typically, a mining search will reveal whether the property is located on or near land that was used for coal mining, quarrying or mineral extraction. It will also detect locations of mine shafts or underground tunnels beneath or near the property.
Mining searches also reveal:
- Future mining permissions – any current or future licences or plans for mining activity in the area.
- Potential for methane or other gases leaking into the ground
Although it is important to note this type of search won’t be routinely carried out unless there is a known mining history. Areas such as South Wales, Yorkshire and The Midlands will require these checks.
To Summarise…
When buying a property, knowledge is power – and the right searches can save you from unexpected issues down the road. Local Authority, Water & Drainage, Environmental and Mining Searches all provide critical information that ensures you’re aware of all potential risks and hazards before committing to your purchase.
By understanding the history and conditions surrounding your property, you’ll be in a stronger position to negotiate and avoid future surprises that could be detrimental to your health and/or your finances. Always ensure your conveyancer carries out these vital checks to protect yourself and your future home.
