Buying a house is one of the biggest financial decisions you are ever likely to make, and it’s one that can be complex, and often time-consuming. In the UK, there are several stages to buying a home, but one of the most important is that of carrying out conveyancing searches. These are essential for discovering information on the property and area that might not be immediately clear. This process is important, but it can sometimes feel like it takes an eternity to complete, and the length of the process can vary, thanks to a host of different factors.
The house-buying process can sometimes feel lengthy, and for many buyers, one key question arises: How long do searches take when buying a house? This article will explore what conveyancing searches entail, the main types of searches required, how long they typically take, and the factors that can influence the timeline from searches to completion.
Conveyancing Searches Overview: Searches are a crucial step in buying a home, revealing essential information about potential risks or restrictions tied to the property.
Types of Searches: Common searches include local authority, environmental, and water and drainage checks. Additional searches may be necessary based on property specifics.
Search Timelines: Typically, searches take 2-6 weeks, but factors like property location, property type, and time of year can influence the duration.
Post-Search Steps: After searches, additional reviews, contract exchanges, and sometimes pre-contract enquiries are needed, which may extend the timeline.
Cost-Saving Tips: Opting for expedited services, bundled search packages, and experienced solicitors can help manage costs and reduce delays.
These searches are a key part of buying property in the UK. The buyer works with solicitors or licensed conveyancers to investigate any potential issues that can impact the decision to buy the property. Conveyancing searches are designed to ensure that there are no legal, environmental, or planning issues that might complicate the property purchase or lead to unexpected costs in the future.
Rather than a barrier to buying, conveyancing searches smooth the transaction by revealing vital information about the property. This can include restrictions, legal disputes or environmental risks that could impact the value or even the buyer’s chances of getting a mortgage. They are typically requested from a variety of entities, such as local authorities, water companies, environmental agencies, and other government bodies.
One of the most important and common searches when buying a property, the local authority search uncovers important information about the property, such as whether there are planning permissions, building regulations approvals, or local land charges affecting it. It also uncovers the same information for the surrounding area, as these can affect the value of the property.
Local authority searches are typically divided into two parts: the LLC1 (Local Land Charges Register) and the CON29, which covers planning, highways, and environmental concerns. This search ensures the buyer is aware of any legal constraints, such as restrictions on alterations, or if the property is located in a conservation area.
Environmental searches offer information on if there are any potential environmental risks to the property, such as whether they are in a flood zone, on contaminated land, or close to landfill sites. For properties that are close to rivers, existing or former industrial areas, or agricultural land, these searches become more important as the risk is higher.
With this search, the buyer can understand if their property is at risk of any natural or man-made environmental issues, which can often affect property and land value or can lead to costly repairs in the future.
The water and drainage search makes sure that the property is connected to the main water supply and sewerage systems. Furthermore, it reveals where public drains and sewers are in proximity to the property, which can sometimes restrict building extensions.
It also finds out whether or not the property has surface water drainage, which can impact water bills and the owner’s liabilities and responsibilities for the maintenance of drainage systems.
Some properties require additional searches depending on their location or historical background. These searches might include:
This shows whether the property is liable to contribute to the repair of the local parish church, which is a long-standing obligation in some parts of England and Wales. While not common, it’s important to check to avoid missing it.
If the property is in an area with a history of mining activities, this search looks for risks associated with mining, like subsidence of instability, which can affect the foundation and structures of properties.
Other region-specific searches might include searches related to fracking, radon gas, or the proximity to railway lines, depending on the property's location.
The general answer to this question is around 2 to 6 weeks. However, this can vary depending on a host of factors, such as the following:
In rural areas, properties tend to have longer search times, as the responses from local authorities tend to be slower. Because urban areas face these search requests more often, they typically have more streamlined processes.
Leasehold properties are more likely to require additional searches, like enquiries about ground rent, service charges, and lease terms. These extra steps can lengthen the search process compared to a freehold property, where ownership is simpler.
As outlined above, some properties have unique characteristics, such as historical parish obligations or being in a mining area. Listed buildings and complex planning restrictions can also extend the search process, needing more detailed investigations.
The housing market typically experiences peak activity during the summer and early autumn, which can lead to delays in search times due to increased demand. Conversely, searches may be quicker during quieter periods of the year, such as winter.
After waiting for a conveyancing search to be carried out, you might be in a hurry to exchange contracts. This typically happens within 1 to 3 weeks but, again, several factors can affect this:
Depending on the results of the search, the solicitor will review them to make sure that there are no issues that can affect the sale. If there are any concerns, however, like planning permissions that can affect the property, it may necessitate further enquiries to the seller’s solicitor. The buyer also has to review the results and ensure that they are happy with the status of the property before proceeding.
Although it may seem simple to exchange contracts, the process can be delayed if there is outstanding documentation to address, any further negotiations to be made, or delays in securing a mortgage offer. Solicitors have to take the time solely to ensure that they are satisfying all the legal requirements for the sale before exchanging contracts.
The period between exchange and completion is often around 1 to 2 weeks, though this timeline can be flexible and is agreed upon by both parties.
The time it takes to complete the purchase can be affected by a host of factors. Probate sales, where a property is sold after the death of the owner, can take longer as the estate has to be settled before it can be sold. Properties involved in chain transactions, with multiple sales dependent on each other, can also take longer to ensure all parties involved in the chain are ready to complete the sale at the same time.
Yes, in some cases, a property sale can exchange and complete on the same day. That said, one shouldn’t expect this, as it is a less common outcome. If mortgage funds are already available and no outstanding work has to be completed, however, it can happen.
Several issues can arise during conveyancing searches that may complicate the process:
Boundary disputes or unclear property boundaries can lead to delays in searches. The solicitor will need to resolve any discrepancies before proceeding with the sale.
Disputes around allocated parking spaces can happen in flats and leasehold properties. The solicitor has to verity the ownership and right to use specific parking areas.
If the search reveals rights of way or land-use restrictions, these must be carefully considered as they could impact the buyer’s enjoyment or use of the property.
If a property lacks a valid Energy Performance Certificate (EPC), the sale could be delayed until one is provided. An EPC is a legal requirement in the UK.
For leasehold properties, unclear lease terms or disputes over ground rent or service charges may arise, requiring further negotiation between the buyer and seller.
Some properties may have shared utility supplies, such as water, gas, or electricity, which could complicate the purchase. Solicitors will need to check for shared supply agreements.
If the property has undergone significant modifications, such as an extension or loft conversion, it’s crucial to check for the necessary building regulations certificates.
For listed buildings or properties in conservation areas, planning permission and building restrictions can affect future renovations and require careful review.
Non-standard sales, such as those involving probate, can slow down the search process as the legal complexities of the transaction are resolved.
There is some wiggle room for the buyer to speed up the time between searches and exchange, although you should manage your expectations on how much you can speed it up.
Steps to expedite the process:
Property searches are one step of the process that can be completed faster, but it’s important to note that they can come with additional costs.
Some search providers offer expedited services for an extra fee, which can reduce the waiting time for search results.
Solicitors may offer discounted bundles of conveyancing searches with faster delivery times, providing a more efficient service.
The buyer’s solicitor can raise questions to get further information on certain aspects of the property and sale, which are known as pre-contract enquiries. They can cover a range of matters, like property boundaries and guarantees for building work that’s been completed recently. Some of the most common topics covered are as follows:
The TR1 form transfers the legal ownership of the property, and ensuring all documents are completed correctly is essential for a smooth exchange.
If any recent building work has been carried out on the property, the buyer’s solicitor will need to verify that the appropriate planning consent or building regulations were obtained.
Delays can often happen if the seller does not response to enquiries promptly or if there are unresolved issues, like incomplete building regulations certificates.
The cost of property searches varies, but typically ranges between £250 to £400 in the UK, depending on the region and type of searches required. The search costs can be higher in some areas as the local authority might have specific charges, or the region might necessitate specific searches, such as parish membership or mining searches.
Property searches can also have additional costs if the buyer opts for an expedited search process, or they have to carry out specialised searches, like mining searches.
Completion is the final stage of the property transaction, where the purchase price is transferred, and the buyer receives the keys to the property.
Usually, contracts are exchanged in the middle of the morning, allowing time for completion later in the day. However, this again depends on ensuring the funds are received and all legal formalities are taken care of.
Sometimes, issues can arise on completion day. Delays in transferring funds can cause it to be postponed, and in that case, the completion can’t take place. The buyer may then have to renegotiate or reschedule the completion date.
Selecting a solicitor with a strong track record in conveyancing and good communication skills is essential for avoiding delays.
Buyers can save money by negotiating solicitor fees or choosing conveyancing bundles that include all necessary searches at a discounted rate.
Many solicitors offer bundled services for searches and legal fees, which can provide savings and reduce the overall conveyancing costs.
When buying a home, navigating the property search process can be time-consuming and complex. At Tilly Bailey & Irvine Law, we’re here to streamline your home-buying journey by handling all aspects of conveyancing searches efficiently and thoroughly. Our experienced solicitors provide trusted guidance on essential searches, from local authority and environmental checks to specific searches tailored to your property needs.
With TBI Solicitors by your side, you can feel confident in your investment, knowing that potential risks are expertly assessed, timelines are managed, and costs are minimised. Contact us today to discuss how we can help you complete your property purchase smoothly and without unnecessary delays.
