What is a local authority search?

It is every house buyer’s nightmare to consider a scenario in which they find their dream property and move in, only to realise that there is a new main road or train line being developed in their back garden. Or that one of their neighbours has obtained planning permission to construct an annexe that will block all of the sunlight to the house.

Local authority searches are there to ensure that the buyer is met with no such unpleasant surprises. A local authority search investigates the local area and provides the buyer with any information that may be necessary to their valuation of the property they are moving into. Local authority searches are not legally required, but they are usually mandatory for people with a mortgage.

So how do local authority searches work? What do they cover? How much do they cost? And how long do they tend to take?

We are going to explore all of this and more as we dive into answering the question: what is a local authority search?

What are local authority searches?

A local authority search (sometimes known as a “local land charges search” or just a “local search”) provides information about a property and the area surrounding it for the buyers and sellers of the property. If you get a mortgage to buy a property, you will likely need to pay for a local authority search, but if you are a cash buyer, then the decision is up to you.

A local authority search is usually paid for by the buyer and undertaken by a solicitor or a licensed conveyancer. However, in some instances, the seller will pay for the search and then expect the buyer to cover the costs when they purchase the property.

So let’s jump in and find out what local authority searches are actually used for.

What is the purpose of a local authority search?

The primary purpose of a local authority search is to protect property buyers against any issues in the surrounding area that could negatively impact their lives upon moving into their new property.

Some of these issues may have an effect on the value of the property, which means that the local authority search is a crucial part of the conveyancing process. It is also important for future sales and lets of the property.

How do you get a local authority search?

To get a local authority search, you should first contact a conveyance solicitor or other licensed conveyancer. They then act on your behalf and liaise with the local authorities or a local private searcher to conduct an adequate search for you.

If you are getting a mortgage for the property, your mortgage lender should be able to recommend a solicitor or conveyancer, and they may even have their own conveyancing services available.

It is also possible to conduct your own personal search of the Local Land Charges Register, which is free of charge. However, you have to know exactly what you are looking for, and you must ensure that your mortgage lender is happy for you to do it yourself.

What is included in a local authority search?

There are two parts to a local authority search. The first is called an “LLC1”, which stands for Local Land Charge Register Search. This part covers any charges or restrictions relating to the surrounding land, properties, or the property itself.

An LLC1 includes information on:

Any planning agreements or planning permissions.Whether the property is in a tree preservation area or nature conservation area.Whether the property has listed building status.Whether there are any financial charges registered against the property.Any required improvements or renovations.Whether the property is located in a smoke control zone.

The second part of the local authority search is known as the “CON29”. This part supplies information relating to local roads and environmental factors.

A CON29 includes information on:

Proposals for new roads, traffic, and rail schemes within the surrounding area of the property.Any planning decisions that could affect the property in the future.Environmental factors such as whether the property is on contaminated land.The levels of radon gas in the surrounding area.Any concerns regarding subsidence, energy, and general infrastructure.

What isn’t included in a local authority search?

There are also additional reports that are not included in a standard local authority search and cost extra money to obtain. Whether you need an additional report can be determined by your conveyancing solicitor or your mortgage lender.

Additional search reports include:

The optional CON29 form. This supplies information on road proposals from private bodies, completion notices, land maintenance notices, and pollution notices.Searches to determine environmental risks such as flooding or toxic waste sites.Sewer searches.Chancel Repair reports. This determines if your property is liable for church repair contributions.

It is also important to remember that local authority searches are often only relevant to the immediate vicinity and may not cover developments in areas that you would still consider to be local.

When you receive the report, check what areas it covers and consider conducting your own research or making further inquiries with the local council if you want to get a clearer picture of the surrounding area.

What’s the difference between an official and a personal search?

There are two types of local authority searches: official and personal.

An official local authority search involves liaising directly with the local authority and the search being conducted by staff from the local council. All the reports are then signed and stamped by the necessary council staff before being returned to your conveyance solicitor.

A personal local authority search is carried out by an external agency that is unaffiliated with the local council. These searches are often quicker and cheaper than an official search, which means that many conveyance solicitors and mortgage lenders recommend a personal local authority search over an official one.

You can also carry out a personal search yourself, though you must be sure that your mortgage lender is happy for you to do this.

When deciding whether to opt for a personal search or an official search, you should consider the price and time frame of each and discuss with your mortgage lender and solicitor what they would recommend.

How much does a local authority search cost?

The cost of a local authority search depends upon a number of different factors.

If you choose an official local authority search, you are likely to pay a fee in the region of £50 to £250, depending on where you are located in the country.

A personal local authority search usually costs between £75 and £120. Again, the fee depends on where you live and also the company you choose.

Any additional reports, from either a personal or official search, will cost extra.

Some conveyance solicitors also offer a bundle package that covers the standard report, a water and sewage report, an environmental report, and a Chancel report. Not all conveyance solicitors offer this deal, but if they do, they usually cost between £200 and £260.

How long do local authority searches take?

The target time frame for an official local authority search is ten working days. However, in reality, this target is considerably above and below how long each search takes.

Some searches can be completed in a matter of days, whereas others can take up to two months. A realistic time frame is to assume that the search will take somewhere between two and six weeks.

Factors that affect how long a search report takes include the method of report communication (post, email, online, etc.), the current levels of demand, and the staffing numbers at your local authority.

Once you have paid for your search, the best thing to do is to keep in contact with your solicitor and ask them to keep you updated on the progress of your search.

When should you start a local authority search?

You should aim to start a local authority search as soon as your offer on a property has been accepted. That way, you can ensure the process will be completed as quickly as possible.

Some sellers will have carried out the searches beforehand and then will ask the buyers to cover the costs as part of the property sale price. This is a perfectly acceptable practice, but it is important to note that a local authority search is only valid for three months.

Summary

A local authority search is a report that provides information on the surrounding area of a property that is for sale. They are usually mandatory for buyers who are taking out a mortgage. Local authority searches can either be official searches or personal searches. You should consult your solicitor or mortgage lender when deciding which one would be best for you.

A local authority search can uncover local information that may alter the value of the property you are looking to buy. Therefore, whether you have been asked to buy one or not, it is a good idea to obtain a local authority search as they can influence your decisions when it comes to the final stages of purchasing a new property.