Here’s something that surprises most sellers.
Buyers don’t just investigate your house. They investigate everything around it.
Local authority searches reveal planned roads, flood risks, and development nearby. They can kill a sale fast.
I’ll explain exactly what these searches uncover. More importantly, I’ll help you understand how results might affect your sale.
- What Are Local Authority Searches?
- What Do Local Authority Searches Reveal?
- What Isn't Covered – and What Additional Searches You Might Need
- How Long Do Local Authority Searches Take and What Do They Cost?
- Can You Proceed Without Searches? Search Indemnity Insurance Explained
- How Property Buyers Today Cuts Out Search Delays
What Are Local Authority Searches?
A local authority search is a legal check your buyer’s solicitor orders from your local council.
It reveals important information about your home that doesn’t show up in the title deeds.
There are two parts.
- The LLC1 checks the Local Land Charges Register – things like listed building status or financial charges.
- The CON29 covers planning history, nearby road schemes, and environmental issues. I’ve seen buyers uncover major planned road works through a CON29 that completely changed their mind.
Mortgage lenders always require searches. Cash buyers should still get them. Read the government’s overview of the legal process when buying and selling a home for the full picture.
The searches are ordered during conveyancing – see our guide on the conveyancing process when selling.
What Do Local Authority Searches Reveal?
A local authority search tells you far more about a property than a viewing ever could – here’s what it actually covers.
Planning Permissions, Enforcement Notices and Conservation Area Status
The search shows any planning permissions that have been granted on the property.
It also reveals whether any enforcement notices exist for work carried out without permission. If the home sits within a conservation area, that will show up too – and it limits what future owners can change. If you’re dealing with a planning issue already, read more about selling a property with a planning permission breach.
Road Schemes, Compulsory Purchase Orders and Proposed Developments Nearby
If the council has plans for a new road near the property, the search will flag it.
Compulsory purchase orders on surrounding land also appear. These can affect the value of the home and what life nearby might look like in future. Buyers have a right to know this before they commit.
Listed Building Status and Tree Preservation Orders
A listed building comes with strict rules about what can be altered or demolished.
Tree preservation orders work similarly – certain trees on or near the property cannot be cut down without permission. Missing either of these restrictions could lead to costly legal problems down the line.
Contaminated Land and Radon Gas Risk
If the land beneath or near the property has a history of industrial use, the search will highlight it.
Elevated radon gas levels will also be flagged. Radon is a naturally occurring gas that can build up in homes and pose a health risk. These are things you simply can’t see during a viewing.
Outstanding Financial Charges Registered Against the Property
Some debts can be secured against a property by previous owners.
If unpaid charges are registered against the home, they show up here. These need to be dealt with before a sale can be completed. It’s one of the less obvious things a search uncovers – but one of the most important.
What Isn’t Covered – and What Additional Searches You Might Need
The standard local authority search only covers what’s on the council’s register. Several important issues fall outside it entirely and require separate reports.
Environmental search – checks flood risk, proximity to waste sites, contaminated land beyond what the CON29 covers, and ground stability. Most mortgage lenders require this as standard. Typically costs £30–£50.
Drainage and water search – shows whether public sewers run within the property boundary, which affects what can be built. Also confirms who is responsible for maintaining them. Typically costs £30–£40.
Chancel repair search – checks whether the property is liable for contributions to the repair of a local church. An obscure but real liability that can run into thousands. Typically costs £20.
Mining search – only required in areas with a history of coal, tin, or other mining. Your solicitor will know whether this applies to your area. Costs vary.
Your solicitor will advise which additional searches apply to your property based on its location. Many firms offer a bundled package covering all four main searches for around £200–£260. Always ask upfront what’s included and what’s extra.
How Long Do Local Authority Searches Take and What Do They Cost?
The government’s target is 10 working days.
In practice, it varies wildly. Some councils return results in two days. Others take ten weeks.
Costs range from about £50 to £250, depending on your local authority. I’ve watched sales stall for weeks simply because of a slow council search, with buyers threatening to walk.
There are two types:
- Official council searches and personal searches from regulated providers.
- Personal searches are often faster.
Both are legally valid.
Which Councils Are Slowest Right Now?
Some councils are significantly worse than others. These are the worst offenders as of August 2025 – if your property falls under any of these local authorities, factor serious extra time into your plans.
| Local authority | Typical wait (working days) |
| St Helens Metropolitan Borough Council | 45 |
| Bournemouth, Christchurch and Poole Council | 40 |
| Breckland District Council | 40 |
| Newcastle Upon Tyne City Council | 35 |
| Derby City Council | 35 |
| Redbridge (London Borough of) | 35 |
| Camden (London Borough of) | 30 |
| Harrogate Borough Council | 30 |
| Surrey Heath Borough Council | 28 |
| Gwynedd Council | 28 |
| Hartlepool Borough Council | 26 |
| Adur District Council | 25 |
| Isle of Wight Council | 25 |
| Kings Lynn & West Norfolk Borough Council | 25 |
| Lancaster City Council | 25 |
| Luton Borough Council | 25 |
| Newport City Council | 25 |
| St Albans City Council | 25 |
| Walsall Metropolitan Borough Council | 25 |
| West Northamptonshire Council | 25 |
| Worthing Borough Council | 25 |
* Source: Property Searches Direct, August 2025. The government’s target is 10 working days. If your council isn’t listed, check current wait times with your solicitor as soon as you instruct them – delays can change quickly.
Official Searches vs Personal Searches – Which Should You Choose?
When your solicitor orders a local authority search, they can go through the council directly or use a regulated private search company. The difference matters more than most sellers realise.
Official searches are carried out by council staff from the Local Land Charges Register. They’re signed and stamped by a council officer. Some solicitors and lenders prefer them for this reason – there’s a clear chain of official accountability. The downside is speed. Official searches are subject to council workloads, and as the table above shows, some councils are taking 45 working days or more.
Personal searches are carried out by regulated private companies working from the same register independently of the council. They’re usually faster and often cheaper – typically £75–£120 compared to £50–£250 for an official search, depending on the council. They’re backed by insurance policies covering accuracy and any errors.
Most experienced conveyancers now recommend personal searches for straightforward purchases where speed matters. The quality gap between the two has narrowed significantly over the past decade.
The catch is that your mortgage lender has the final say. Some lenders only accept official searches. Your solicitor will check the lender’s requirements before deciding which route to take. If you’re a cash buyer, you have more flexibility – personal searches are almost always the faster and cheaper option.
Slow searches are one of the most common causes of delays – read about what can hold up the exchange of contracts, and check local authority search timelines and which councils are slowest.
Can You Proceed Without Searches? Search Indemnity Insurance Explained
If your local council is running weeks behind and your sale is at risk, search indemnity insurance is worth knowing about.
It’s a policy that covers you financially if a search result – had it been returned – would have revealed something that reduced the property’s value or forced a sale below the price paid. Premiums start from as little as £20 for standard cases.
It lets a sale proceed without waiting for search results to come back. For sellers, that can be the difference between a buyer staying in or walking away.
The limitations are real, though. You’re proceeding without actually knowing what the search would have revealed. And not every mortgage lender accepts it – Halifax, HSBC, and Bank of Ireland have historically been reluctant. Skipton Building Society and NatWest have been more open to it.
Always discuss search indemnity insurance with your solicitor before assuming it will work for your specific buyer and their lender. It’s a useful tool in the right circumstances – not a universal solution.
How Property Buyers Today Cuts Out Search Delays
Here’s what these are…
Local authority searches reveal planning applications, building control, environmental issues, and whether your property is in a conservation area. Buyers’ solicitors always request them, and they typically take 2-4 weeks to come back – often longer in busy areas.
When you sell your house fast to us, we still need searches done, but as experienced property buyers, we understand what issues matter and what don’t. Problems that scare off regular buyers rarely concern us. And we cover all your legal costs.
Here’s why this knowledge helps homeowners selling with us…
Speed
Most house sales take months, but we can buy your property in as little as 7 days.
This quick process is perfect if you need to move soon or want to avoid being stuck in a long chain of buyers and sellers. We have the cash on hand so don’t need to wait for mortgages or a chain to collapse.
Guaranteed Sale
Did you know 1 in 3 sales fall through on the open market?
We know how frustrating it is to get 6 months into a process and have a buyer pull out.
When we give you the final price for your house, that’s the amount you’ll get. Guaranteed!
No Costs
You won’t face any costs with us.
We handle all the expenses involved in buying your property, including legal fees and surveys. You get cash in your bank when the sale is complete, and there are no surprise estate agent commissions to worry about.
No Stress Or Hassle
Our team supports you through the whole selling process.
We keep you updated about what’s happening and answer any questions quickly. You’ll always understand what’s going on with your sale and what happens next.
Free Property Valuation
Our property experts will value your house at no cost to you.
They look carefully at your property and check local market prices to give you an accurate figure. This professional service comes with no obligations.
No Viewings Required
Forget about cleaning and tidying for viewings.
We don’t need multiple visits or open houses to make our offer. This means no strangers walking through your home, and no disruption to your daily life.
All Properties Welcome
Whether your house needs work or is in perfect condition, we’ll buy it.
We have experience with all types of properties and conditions. This means you can sell your house to us no matter what state it’s in.
Professional Legal Service
Our expert team manages all the legal requirements for you.
We work with experienced property lawyers who make sure everything runs smoothly, and put your property at the top of their list. This gives you peace of mind that your sale is being handled properly from start to finish.
