Local authority searches are a fundamental part of the due diligence your conveyancer undertakes when purchasing property in England and Wales. They are intended to expose problems that will not be visible in a viewing, the estate agent’s particulars or even from title documents and can affect whether you continue with the deal, go back and renegotiate or ask for some issue to fixed by the seller before exchange.
What is a council search?
Local authority searches are enquiries made to the local council about the property and its neighbourhood. It breaks down into two sections typically:
LLC1 (Local Land Charges Register) – Indicates any charges or restrictions which may be against the property.
CON29 (core enquiries): The core enquiry schedule contains the standard form of questions about land contamination, planning and highway proposals etc.
It is ordered by your solicitor as part of the conveyancing process, and most high street mortgage lenders ask for a report before they will release funds. For advice from Conveyancing Solicitors Gloucester, visit https://deeandgriffin.co.uk/personal-legal-services/conveyancing/gloucester
What does it reveal?
Results differ by council but local authority searches often include:
Planning permissions and building control (Including extensions, loft conversions or other works) that have the proper permission.
Notices served and breaches: any information on when or where the council has given notice to take legal action for unauthorised work, building control enforcement notices.
Conservation areas and listed building status – extra restrictions that can confine your ability to make changes, due to quantity of alterations, windows/cladding design or even the colour you paint.
Tree Preservation Orders (TPOs) – Trees that are protected and cannot be pruned or felled without permission.
Details of highways: whether the road outside is adopted (maintained at public expense) or private, and plans for new roads.
Compulsory Purchase Orders and schemes near your Property – what you need be aware of that could affect value or access or enjoyment.
The Council’s environmental and local issues: eg The council may issue an entry in the Contaminated Land section (where applicable).
Why you should care
It may seem that a property is “fine” but can still be laden with legal or practical risks. You could find a rear extension was never signed off by the building regulations team or that you own part of an unadopted road, and all residents have to pay for maintenance. You may even locate scheduled road works including additional sound and significantly less parking.
These issues can affect:
Mortgage offer (lenders may decline to make an offer or require the applicant meet certain conditions)
Insurance (higher premiums or exclusions)
Resale value
Potential backyard structures (add-ons, driveways, business owners)
The takeaway
Local authority searches: buying with your eyes open. They are more than just a buffer to prevent delays – they actually save you from expensive change orders after completion. Should anything untoward appear, your conveyancer is able to make additional enquiries and advise you on the best course of action or assist in making an informed decision.