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property search

Buying a house? Laceys guide to property searches.

9th March 2022 by John Munro

Categories: Property News

A property is a big investment and it is important to ensure that there will not be any nasty surprises in the future. Searches can reveal information about the local area and infrastructure, environmental risks and potential new developments that you might want to know about before you become legally bound to complete your purchase.

If you are taking out a mortgage, then your lender will insist that these searches are carried out so they can be sure that the property is a sound investment. Anything out of the ordinary will need to be reported to your lender so that they can decide whether they are prepared to lend.

As part of the home-buying process, your conveyancer will carry out a number of searches on your behalf. Laceys take a look at the searches you will be advised to have and why they are necessary.

Local authority search

This will provide a range of information from the local authority’s records, including what planning consents have been issued in respect of the property, whether the property is listed and if it is in a conservation area.

Water and drainage search

Enquiries of the local water authority are intended to establish that they are responsible for the water mains and sewers and whether the authority owns any pipes that run onto the property.

Environmental search

This can reveal potential environment risks, to include nearby premises that deal with chemicals, previous uses of the land, potential contamination, ground stability, landslips, nearby landfill or former landfill and whether the property is on a flood plain.

Flood report

For some properties, a separate flood report is recommended. This can provide information about any history of flooding and the potential future flood risk. It will include data in respect of a range of flooding, including river, coastal, groundwater and surface water risks. It will also give a risk assessment level and information about whether the property could be difficult to insure. If the risk of flooding is high, this must be reported to your insurer as well as to your mortgage lender.

Mining and quarrying searches

Some areas have a history of mining or quarrying, to include for coal, china clay, tin, stone and brine. Your conveyancer will be able to advise whether you need a search in respect of any of these issues. A search will generally reveal issues such as old workings near the property or capped mine shafts.

Radon testing

Radon is a radioactive gas that occurs naturally in many areas, with higher levels in some parts of the country. It seeps into properties and can increase the risk of lung cancer where it is present in higher than average concentrations. An environmental search will generally tell you whether a property is in an area classed as a ‘Radon Affected Area’ by the UK Health Security Agency. You can ask for a radon test to be carried out to identify the levels of radon present and your solicitor can also ask the seller if they have had a test done in the past. While a test can be done over a three-month period, it is also possible to have a shorter ten-day test carried out. Where higher than average levels of radon are present, remedial action will be necessary to remove the gas.

If you would like any further information on the other key stages of the Conveyancing process please click here, or you can visit our Residential Property page on our website or contact John Munro on or call 01202 377800.

John Munro

Partner — Commercial and Residential Property

Direct dial: 01202 377839


John Munro, head of Property, Laceys Solicitors
  • “John Munro was friendly and very approachable, advising me with a clear depth of knowledge and experience. I have since recommended him and will do so if asked in the future.”

    N. Pitts-Crick

  • “Having dealt with Laceys on many a sale and purchase I’ve always found them to be efficient, knowledgeable and attentive. I wouldn’t hesitate in recommending them to family, friends and clients.”

    Stuart Cockram - Frost and Co

  • “We have always been very happy with the service provided by Laceys Solicitors, in both our business legal requirements and domestic property conveyancing.”

    Mark Edney

  • “You are our solicitor Superhero! Very grateful. ”

    Maria - Tom Frowde Architects

  • “Changing solicitors is not to be undertaken lightly. However really impressed with the way that John Munro and his associates have dealt with us over the last couple of years in a variety of complex property related transactions and on the commercial and personal front as well. We look forward to working with them going forward.”

    Malcolm Tice, Director - Tice & Son Ltd

John joined Laceys in 2001 on a training contract, having completed a Post Graduate Diploma in Law in 2000, and qualified as a solicitor in 2003. He is now the Head of the Commercial and Residential Property Departments.

He is also the firm’s Senior Responsible Officer under the Law Society Conveyancing Quality Scheme (CQS) with overall responsibility for the management of the property team and their delivery of the excellent service that our clients have come to expect.

John acts in his own capacity for a number of commercial property owners, developers and investors, but also allocates time to ensure his team are up to speed with changing law and professional regulations and clients are provided with members of the team who possess the right skills to deal with their individual requirements, delivering projects in the most time and cost-efficient manner.

Outside of work John seems to spend a great deal of time ferrying his children around but occasionally gets to put his feet up and listen to his eclectic collection of vinyl. He is also not averse to a good cheeseboard and a glass of IPA.

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