15 July 2026
Before you become the legal owner, your solicitor will carry out a number of property searches to uncover information that could affect your purchase.
Although these searches happen behind the scenes, they play a vital role in protecting you from unexpected problems and helping you make an informed decision before you buy.
What Are Property Searches?
Property searches are checks carried out by your solicitor during the legal process of buying a property.
They provide important information about the property and the surrounding land that isn't always obvious when you view a home. For example, searches can reveal whether there are planning restrictions, flood risks, drainage issues or proposed developments nearby.
In short, they help identify potential legal or environmental issues before you commit to buying.
Do You Need Property Searches?
If you're buying with a mortgage, the answer is almost always yes.
Mortgage lenders generally require a standard set of property searches before they will release funds, as they want to ensure the property is suitable security for the loan.
If you're a cash buyer, you may choose not to have searches carried out. However, this can be a risky decision.
Without searches, you may not discover important issues until after you've completed your purchase, leaving you responsible for dealing with any unexpected costs or complications.
For most buyers, the cost of searches is a worthwhile investment for the reassurance they provide.
What Do Property Searches Include?
Most property purchases involve three main searches.
Local Authority Search
This search checks information held by the local council and can reveal matters such as:
This information can be particularly important if you're planning to extend or alter the property in the future.
Drainage and Water Search
This confirms whether the property is connected to mains water and public sewers.
It also identifies whether public drains or water pipes run beneath the property, which could affect future building works or extensions.
Environmental Search
An environmental search looks at issues that could affect the land itself, including:
Understanding these risks before you buy can help you avoid unexpected costs and may influence your decision to proceed.
Are Additional Searches Ever Needed?
Sometimes.
Depending on where the property is located, your solicitor may recommend further searches.
In some parts of England and Wales, including areas of the Southwest, the Midlands and the North, naturally occurring radon gas can be present at higher levels. Where appropriate, your solicitor may recommend a radon search to identify whether the property is in a higher-risk area.
For example, properties in former mining areas may require a mining search, while homes in parts of the Southwest may benefit from a radon search.
These additional checks are only recommended where they are relevant to the property's location or circumstances.
Property Searches Are Not the Same as a Survey
Property searches and surveys are often confused, but they serve very different purposes.
Searches investigate legal, environmental and local authority information relating to the property.
A survey, on the other hand, examines the property's physical condition, identifying issues such as damp, structural movement, roof defects or other maintenance concerns.
For most buyers, particularly those purchasing an older property, having both searches and a survey provides the most complete picture.
When Are Searches Carried Out?
Property searches are usually ordered shortly after your offer has been accepted and you've instructed a solicitor.
The time they take to return can vary depending on the local authority and the type of search required but carrying them out early in the transaction can help identify any issues before exchange of contracts.
Why Property Searches Matter
While property searches may seem like just another part of the legal process, they provide valuable information that could influence your decision to buy or help avoid costly surprises later.
Whether it's identifying flood risk, planning restrictions or future development nearby, searches give buyers greater confidence before committing to one of the biggest financial decisions they are ever likely to make.
How We Can Help
Our experienced Residential Property team supports buyers, sellers and property investors throughout every stage of the home-buying process, helping to make transactions as straightforward and stress-free as possible.
We advise clients across Dorset, including Bournemouth, Poole, Christchurch and Highcliffe, providing clear, practical advice tailored to your individual circumstances.
If you're buying or selling a property and would like expert legal advice, call us on 01202 526343 or contact us via our website to arrange a consultation with a member of our Residential Property team: Contact Us AB Solicitors For Your Legal Needs
