Why Searches and Surveys Are Essential When Buying a Home.

Buying a property is an exciting milestone and one of the most significant financial commitments most people will ever make. Whether you’re a first-time buyer or a seasoned investor, it’s crucial to be fully informed about the property you’re purchasing. One of the best ways to achieve this is through property searches and surveys.

What are property searches?

When you buy a property with a mortgage, your solicitor will carry out several key searches as part of the conveyancing process. These are required by your lender to ensure the property is suitable security for the loan.

The main searches include:

1. Local Authority Search

This is divided into two parts:

• Local Land Charges: Reveals whether the property is in a smoke control area or any grants given by the Local Authority.
• Con29: Discloses planning permission, approval of building regulations, enforcement notices and community infrastructures levies.

2. Water & Drainage Search

Confirms whether the property is connected to public water and sewer systems and identifies if any public sewers run within its boundaries, which could impact future extensions or development.

3. Environmental Search

Identifies environmental risks such as contaminated land, flooding, ground instability, and nearby solar or wind farms.

4. Coal Authority Search (if applicable)

If the property is in a former coal mining area, this search would reveal information on any past, present and future underground mining activity. A nearby mine shaft (within 30 metres) could impact property value, deterring purchasers and lenders.

Why searches matter

These searches benefit you, the buyer, by identifying legal, planning, or environmental issues that might:

• Affect the property’s value or condition in years to come
• Impact your ability to renovate or extend
• Deter future buyers or lenders

While the solicitor reports key findings to the lender, they will also provide you with a detailed summary for your own understanding.

What if you’re buying with cash?

Searches are not mandatory for cash buyers, but they are strongly recommended in every purchase transaction.

Even if you don’t need a lender now, a future buyer probably will. If a later search revealed an issue (e.g. flood risk, planning restriction), you may be responsible for resolving it or risk losing potential buyers.

The legal principle of Caveat Emptor (“let the buyer beware”) means the burden is on the buyer to investigate the property before they are legally bound to purchase it. Searches are a crucial part of your due diligence and can reveal risks that aren’t apparent during a standard viewing.

The importance of a property survey

While searches identify legal and environmental risks, a survey assesses the actual condition of the property. We recommend commissioning a property survey, especially if the building is older, has been extended or shows signs of wear and tear.

Don’t confuse a mortgage valuation with a survey

Many buyers mistakenly assume they’re the same. A valuation is carried out for the lenders benefit and only assesses the property’s market value. It does not look at the physical condition of the building.

A survey, on the other hand, is carried out by an independent surveyor who thoroughly inspects the property for:

• Structural issues
• Damp or subsidence
• Defective roofing or plumbing
• Signs or poor workmanship or hidden damage

There are three main types of property survey:

• Level 1 – Condition Report: A basic overview, suitable for modern properties in good condition.
• Level 2 – Homebuyer Report: Identifies problems such as damp or subsidence, suitable for most properties in reasonable condition.
• Level 3 – Building Survey: A comprehensive report suited to older, altered or properties in poor condition.

Your solicitor will not arrange any surveys of the property, nor are they qualified to interpret the findings. However, if the report reveals any issues, you can ask your solicitor to raise enquiries with the seller’s solicitors to find our more information.

While surveys are not legally required, they are highly recommended for peace of mind. Having full knowledge of the property’s condition can protect you from costly surprises later.

Protect your investment

Searches and surveys represent a relatively small cost when compared to the potential financial and emotional burden of unexpected issues after you’ve moved in.

These essential steps help you:

• Make an informed decision
• Identify hidden issues
• Renegotiate the price or terms, if needed
• Avoid unwelcome surprises after completion

Whether you’re buying with a mortgage or with cash, our residential property specialists are here to guide you through every step of the process.