What are Local Authority Searches?

Once you have an agreement in principle from your mortgage lender and an offer accepted on a property, you’re ready to move on to the next stage of the home-buying process: instructing a solicitor to complete the relevant legal requirements.

This includes organising all the necessary conveyancing searches:

• Land registry search
• Local authority search
• Environmental search
• Water authority search

Whilst other search reports may be recommended, depending on the location of the property (such as mining and flooding reports), the mortgage application can’t be finalised until these four searches have been done and your lender is satisfied.

Your mortgage broker can arrange a solicitor to undertake local authority searches and other searches. However, the solicitor will need to be compatible with the lender you’re using.

What information is included in a local authority search?

The purpose of a local authority search is to provide background information related to the immediate surrounding area that could affect the value of your property.

A local authority search has two parts: LLC1 (the official certificate of search form) and CON29 (the enquiries of the local authority form).

An LLC1 provides information on any entries in the local land charges register which could affect the property you’re buying, such as:

• Any tree preservation orders
• Whether the property is located in a conservation area
• Whether it is a listed building

The CON29 provides information on aspects mainly relating to the environment and any transportation links, such as:

• Possible planning permissions and restrictions
• Any compulsory purchase orders pending
• Responsibility for the maintenance of adjoining roads and footpaths
• Whether the property stands on contaminated land

The local authority search is arguably the most important of all the main conveyancing searches in terms of how the results could impact the value of your property. For example, if you were initially unaware that the proposed HS2 rail link is due to run straight past your front garden, a local authority search will highlight this.

If any issues are found during the search, these can be used in the negotiation to buy the property. However, it’s important to note that this depends on what the issues are and the extent of them.

Types of local authority search

There are two types of local authority searches:

• Council (formerly known as official)
• Regulated (formerly known as personal)

As the name suggests, council searches are conducted by local authorities, while experts from private companies perform regulated searches. Of the two, council searches can take longer and are generally more expensive.

Each local authority determines the cost, which can vary widely, typically from £50 to £250. It’s important to check with the specific local authority for the most accurate and up-to-date pricing, as these fees can differ based on location and the complexity of the search.

Regulated searches are typically quicker and cheaper overall, with costs generally ranging from £75-£150. However, the decision as to which one your solicitor will use is determined by the lender. Historically, most large lenders preferred council searches as they were seen as more reliable and accurate.

This position has softened recently, with more lenders accepting regulated searches as private companies are now highly competent and include indemnity insurance to cover any subsequent errors in the information provided.

How long does a local authority search take?

Of all the conveyancing searches your solicitor will undertake, the local authority search is the one that will usually take the longest.

While other searches typically take a few days, a local authority search can take anywhere from several days to several weeks, sometimes longer, depending on the local authority’s workload and the type of search requested. It’s best to consult your solicitor for an accurate timeline.

Once your offer is accepted, ask your solicitor to begin the search process immediately to avoid any delays in completing your purchase. Most solicitors will ask for a portion of their fee upfront, with the balance due on completion.