Searches are checks we carry out with various authorities to uncover information that might affect your future use or enjoyment of the property. Searches are nearly always required if you’re using a mortgage but strongly recommended for all buyers.

If you’re buying without a mortgage, you can choose to proceed without searches—but we strongly recommend against this, as it could leave you exposed to unknown risks. If you’d like to discuss this option further, please contact your case handler, who will be happy to guide you.
We typically carry out:

• Local Authority Search – reveals planning permissions, building regulation approvals, or nearby road schemes
• Drainage & Water Search – checks whether the property is connected to mains water and sewerage

Depending on the location and type of property, further searches may be needed. These are not always apparent at the start but could include:

• Coal mining search – in areas with historical mining activity
• Tin mining, brine extraction or clay searches – in specific regions like Cornwall or Cheshire
• Chancel repair liability search – for older properties near certain churches
• Environmental Search – looks at risks such as flooding, contamination, or subsidence in at risk areas.

Although we’ll request the local authority and drainage searches on your behalf, it’s important to be aware of their limitations. These searches usually only cover the specific property you’re buying. While they may flag nearby issues—such as road proposals within 200 metres—they don’t include broader planning information about the surrounding area.

If you’re concerned about development nearby or want to explore this further, we recommend contacting the local planning authority directly. And of course, if you have any questions about what is or isn’t covered, your case handler will be happy to help.

We order searches as soon as we receive your signed forms and initial payment on account. Most searches take around 3–4 weeks, but some councils take longer. We’ll keep you updated if there are delays. Please speak with your Conveyancer about any additional, necessary searches required for your property purchase above those on the initial quote.

This is the set of documents we receive from the seller’s solicitor, including:

• The draft contract
• The title plan and register (official proof of ownership)
• Property Information Form (TA6)
• Fittings & Contents Form (TA10)
• Leasehold pack (if applicable)

We carefully review these to check the seller has the right to sell, and to spot any issues.

Enquiries are the questions we raise with the seller’s solicitor after reviewing the contract pack and search results. These might relate to:

• Building works or extensions
• Legal restrictions or rights of way
• Missing documents (like guarantees or certificates)

It can take time for the seller to gather replies, but we can’t move forward until we’re satisfied the property is legally safe to buy.

Yes. The TA10 form (Fittings & Contents) sets out what the seller will leave behind—such as carpets, curtains, or appliances. We’ll send this to you to review and confirm.

No—these are not part of the legal checks. If you want to be sure they’re safe or working, we recommend arranging a Homebuyer Report or independent inspection before exchange. The seller may not have service records, so it’s better to be cautious.

If something can’t be confirmed—like missing building regs or no proof of right of way—we may recommend indemnity insurance. This doesn’t fix the issue but protects you and your lender financially if it causes a problem later. We’ll explain all your options and risks before you commit.

This is often the slowest part of the process and when you are most likely to wonder why you have not heard from us in a while. We are:

• Waiting for search results
• Chasing replies to enquiries from the seller’s side
• Reviewing documents and preparing your legal report

Rest assured we’re working in the background, and we’ll be in touch if anything needs your input. But feel free to check in at any time—we understand it can feel like a long wait.

Once we’re happy with the replies and searches, we’ll send you a full report explaining everything in plain English. If you’re happy, we’ll then send the contract for you to sign—either electronically or by post. Signing doesn’t mean you’ve exchanged yet—we’ll hold your signed contract until you’ve given us the go-ahead to proceed.

Exchange of contracts takes place once all parties in the chain are ready, and a date has been agreed between everyone. We’ll guide you through this and confirm the exchange date as soon as everything is in place – including replies to enquiries, your mortgage offer, signed documents and deposit.

A chain simply means there are multiple property transactions linked together, where the sale of one property depends on the purchase of another. Even if you’re not selling, your purchase might be part of a chain if the seller of your chosen property needs to buy somewhere else, and so on.
On exchange, all contracts within the chain become legally binding simultaneously. Your solicitor will coordinate with all other solicitors in the chain to ensure everyone is ready, and then the contracts are formally exchanged, often by telephone. This legal commitment fixes the completion date for all parties in the chain.

Leasehold properties (usually flats) involve more legal checks and typically take longer to complete than freehold purchases.

This is because:

• The seller must provide a Leasehold Pack (called an LPE1) from the freeholder or management company
• We must review the lease terms, charges, and any restrictions or planned works
• There may be additional fees for notices or approvals

We’ll raise any concerns with you and guide you through what to expect.

If you are buying a leasehold property, we recommend reading our separate FAQ: Buying Leasehold vs Freehold. It explains the key differences, costs and responsibilities in more detail.