Buyer guide
What Searches Does a Solicitor Do When Buying a House?
Updated 29 May 2026
A solicitor runs three core searches when you buy a house: the local authority search (LLC1 plus CON29), a drainage and water search (CON29DW), and an environmental search. Optional extras such as a coal mining search in coalfield areas and a chancel repair search may also be added. The full pack usually costs £250 to £450 and takes around one to three weeks.
Standard and optional conveyancing searches
| Search | What it checks | Standard or optional |
|---|---|---|
| Local authority (LLC1 + CON29) | Planning, building control, roads and enforcement | Standard |
| Drainage and water (CON29DW) | Mains water supply, sewers and surface water drainage | Standard |
| Environmental | Contaminated land, flood risk, ground stability and nearby hazards | Standard |
| Coal mining (CON29M) | Past and present coal mining in coalfield areas | Optional, location based |
| Chancel repair | Liability to contribute to local church repairs | Optional |
The searches a solicitor runs
When you buy a house in England or Wales, your solicitor orders a set of conveyancing searches to uncover problems that are not visible on a viewing. Lenders usually require them as a condition of a mortgage offer.
The searches fall into core ones that almost every purchase needs, and optional ones that depend on where the property is and what your solicitor recommends.
- Local authority search (LLC1 + CON29): reveals planning permissions, building control, road schemes and enforcement notices held by the council
- Drainage and water search (CON29DW): confirms whether the property connects to the mains water supply and public sewers, and who is responsible for drainage
- Environmental search: assesses contaminated land, flood risk, ground stability and nearby industrial hazards
- Coal mining search (CON29M): ordered in former coalfield areas to check for past mining, shafts and subsidence risk
- Chancel repair search: checks whether the property carries a historic liability to help pay for repairs to a local parish church
How much the search pack costs
A typical conveyancing search pack costs between £250 and £450 in total, depending on the local authority, the area, and which optional searches are included. Coalfield and flood prone areas often need more searches, which pushes the cost towards the upper end.
These fees are usually paid up front, early in the process, and are generally non refundable even if the sale falls through. That is why it pays to do basic due diligence before you instruct a solicitor.
How long the searches take
Most search packs take around one to three weeks to come back, with the local authority search often the slowest part. Some councils return results within days, others take much longer when they are short staffed.
Slow searches are one of the most common causes of delay between offer and exchange, so ordering them promptly and chasing them is important if you are working to a deadline.
Screening before the search pack
Because searches cost money and take weeks, it is worth screening a property before you commit. HomeBuyerCheck draws on public data from the Environment Agency, the Coal Authority, HM Land Registry, the British Geological Survey, Police.uk and the Get Information about Schools service.
The free report highlights the obvious risks, while the £4.99 Premium and £6.99 Premium+ reports go deeper. This is a pre-offer check that runs before the formal £250 to £450 search pack, not a substitute for it.
Check any UK property before you offer
Free instant report; Premium from £4.99 adds ownership, ground risk and AI buyer's verdict.
Frequently asked questions
Are conveyancing searches a legal requirement?
Searches are not strictly required by law if you are a cash buyer, but they are strongly advised. If you are buying with a mortgage, your lender will almost always insist on the core searches before releasing funds.
Which searches are always done?
The local authority search, the drainage and water search, and an environmental search are treated as standard on almost every purchase. Coal mining and chancel searches are added depending on the location and the solicitor's advice.
Do I need a coal mining search?
You need a coal mining search if the property sits in or near a former coalfield. The Coal Authority maintains records of mining, shafts and subsidence risk that the standard local authority search does not cover.
Can I reuse searches from a previous sale?
Sometimes. Searches are usually valid for around six months, but lenders may require fresh ones. Your solicitor will tell you whether existing searches can be relied on or need to be re-ordered.
Who pays for the searches?
The buyer pays for the searches as part of the conveyancing costs. They are normally charged early in the process and are not refundable if the purchase falls through.
Related