Conveyancing Searches Unveiled: What They Reveal and Are They Worth the Cost?

Types of Conveyancing Searches

Conveyancing searches have different types. Each provides information about the different aspects of the property. Let’s break down the types of searches you need to know about.

1) Title Searches: Confirming Legal Ownership and Boundaries

Title searches focus on the legal aspects of the property you want to purchase. These searches guarantee that the seller has the legal right to sell the property and identify any legal limitations that could affect your ownership.

Key components of a title search include:

• Verifying current ownership,

• Checking for mortgages and liens,

• Confirming property boundaries with the Land Registry,

• Identifying easements, rights of way, covenants, and restrictions.

Moreover, title searches examine the historical ownership records and confirm eligibility for title insurance. This protects you against future claims or disputes over property ownership.

2) Local Authority Searches: Uncover Hidden Details

Your conveyancer conducts a local authority search to gather necessary information about the property from the local council and Land Registry.

It includes the following checks:

• Planning permissions,

• Building regulations,

• Local land charges,

• Road schemes,

• Environmental factors.

Make sure to get all necessary local authority information early on to avoid problems in the future.

3) Water and Drainage Searches: Ensure Proper Connections

Another essential search that must be done is the water and drainage search. The property is checked for the following:

• If it is connected to the public water supply and sewer systems and their locations,

• Any potential issues, like a risk of flooding from surface water.

Your conveyancer will contact the local water company to get this information. Then, the company will provide a detailed report outlining the property's connections to water and drainage systems.

You can also check this to learn more about it: https://www.gov.uk/check-flooding.

4) Environmental Searches: Detect Potential Hazards

An environmental search assesses the following:

• Risk of environmental hazards such as contamination and ground stability,

• Historical land use data,

• Environmental records,

• Flood risk assessments.

It also checks for contamination from previous industrial use, landfill sites, and whether the property is at risk of natural hazards like subsidence. You can learn more about contamination here.

Another environmental hazard to look out for is the Japanese knotwood. According to the Environmental Agency:

Japanese knotweed is the most common of 4 invasive knotweed plant species in the UK and it can grow in most soil conditions, particularly in man-made habitats.

Check this article and find out how this plant species can affect your home and what you can do about it.

In an environmental search, your conveyancer will order the search from specialist environmental agencies or companies. These agencies will compile a report based on their findings and give you an overview of any environmental risks associated with the property.

Other Conveyancing Searches

In addition to the essential searches, there are several other searches that might be necessary depending on the property’s location and characteristics. These also help uncover specific issues that could impact your home.

5) Mining Search: Check for Ground Stability

A mining search investigates whether the property is located in an area with historical or current mining activity. This search examines risks of subsidence or ground instability that could affect your property's structure.

Did you know that structural damage in your house could slash its value by as much as 20%? Discover how to spot structural damages in this related article.

Your conveyancer will request this search from relevant mining authorities or databases. Then, they will provide detailed information about any past, present, or future mining activities near the property.

6) Flood Risk Report: Assess Flood Threats

A flood risk report evaluates the possibility of flooding from rivers, the sea, and surface water. It uses data from environmental agencies and historical flood records to assess the risk.

Your conveyancer will get a report that outlines the flood risk level and gives details on any previous flooding incidents that affected the property.

7) Chancel Repair Liability Search: Avoid Unexpected Costs

Another search is for the chancel repair liability. It checks if the property is liable for the cost of repairs to the local parish church. This is an ancient law that still affects some properties today.

Your conveyancer will carry out this search through specific legal databases that track chancel repair liabilities.

8) Canal and River Search: Understand Waterway Responsibilities

A canal and river search identifies any rights or responsibilities related to nearby waterways, such as rivers, canals, or streams.

This search is requested from relevant waterway authorities or databases, and a report that explains rights, responsibilities, or restrictions associated with the property’s proximity to waterways is given.

9) Commons Registration Search: Verify Land Ownership

A commons registration search checks if any land associated with the property is registered as common land or town/village green under the Commons Registration Act 1965. This can affect land use rights.

Local councils perform this search, or your conveyancer can access specific registries. The results will provide information on any common land or green spaces linked to the property, as well as associated rights and restrictions.

Limitations of Conveyancing Searches

Conveyancing searches provide essential information about the house you want to buy; however, they do have their limitations. It's important to be aware of these so you can manage your expectations and take additional steps if necessary.

1. Scope of searches:

   • Conveyancing searches cover a wide range of potential issues, but they may not catch everything. For example, they might not include very recent changes or developments that haven’t been officially recorded yet.

2. Data accuracy:

   • The information gathered through searches is only as accurate as the records held by the authorities and agencies. Sometimes, errors or outdated information can slip through and lead to incomplete or inaccurate results.

3. Unexpected issues:

   • Some problems can still arise after you’ve purchased the house even though the searches are done extensively. For instance, issues related to structural defects, dampness, or hidden environmental hazards might only become evident over time.

     Explore how HouseBuyers4u helped a client overcame the challenges posed by a property in poor condition by buying the house "as is". The sale was completed in just 15 days!

4. Coverage limitations:

   • Not all searches are relevant for every property. Your conveyancer can recommend specific searches based on the property's location and characteristics, but there might still be unique issues that aren’t covered by standard searches.

5. Delays:

   • Searches can sometimes take longer than expected to complete because of backlogs or delays at the local authority or other agencies. This can slow down the overall conveyancing process and potentially delay your purchase.

6. Indemnity insurance:

   • Indemnity insurance can cover some issues found during searches. However, it’s not a catch-all solution. It’s necessary to understand what is and isn’t covered by any insurance policy your conveyancer recommends.

Understanding these limitations helps you maintain a realistic outlook and prepare for any additional steps you might need to take. It is always best to work closely with your conveyancer and be proactive about possible risks.