A local authority search is one of the most important property searches your solicitor will commission. It uncovers planning history, road adoption, enforcement notices, and much more — all of which could affect the value and use of the property.
Key Points
A local authority search is a formal inquiry made to the local council where the property is located. It has two distinct components that together paint a detailed picture of the property's planning and legal history.
📋 LLC1 – Local Land Charges Register
📄 CON29 – Enquiries of Local Authority
An Optional CON29O can be added for an extra fee. It covers things like commons registration, public rights of way, pipelines, and culverts. Your solicitor will advise whether it's needed based on the property's location.
| Feature | Official Search | Personal Search |
|---|---|---|
| Carried out by | Local council directly | Search company agent |
| Cost | £50–£300 (council-set fee) | Often £30–£80 (plus insurance) |
| Speed | 5–30 working days (council dependent) | Often 24–72 hours |
| Lender acceptance | Accepted by all lenders | Most lenders accept if insured |
| Liability if wrong | Council bears liability | Search company's indemnity insurance |
Most solicitors default to the official search for security, but personal searches can be appropriate where speed is critical and the lender accepts them.
Turnaround time is one of the most variable and frustrating aspects of conveyancing. It depends entirely on the council's capacity:
| Scenario | Typical Turnaround |
|---|---|
| Fast council (e.g. Surrey, Hampshire) | 5–10 working days |
| Average council | 10–20 working days |
| Slow or backlogged council (some London boroughs) | 20–40 working days |
| Personal search (via search company) | 24–72 hours |
Your solicitor should order searches as soon as you confirm the property you're buying — typically immediately after your offer is accepted. Any delay in ordering adds directly to the overall conveyancing timeline.
Local authority search fees are set by each individual council and vary considerably:
£50–£80
Cheapest councils
~£130
UK average (official)
£200–£300
Most expensive councils
£30–£80
Personal search (+ insurance)
This cost is a disbursement — it's paid at cost on top of your solicitor's legal fee and is included in your conveyancing quote. You cannot avoid it if you're using a mortgage.
🚨 Planning enforcement notice
An outstanding enforcement notice means the seller has done something without planning permission. This must be resolved before or at completion — either by the seller regularising it or through indemnity insurance.
🏗️ Unadopted road
If the road fronting the property isn't adopted by the council, maintenance costs fall to the residents. This can affect value and mortgage offers — ask your solicitor to investigate further.
🌿 Tree Preservation Order
A TPO prevents removal of protected trees without council consent. This isn't necessarily a dealbreaker, but limits what you can do in your garden and can affect light.
☢️ Compulsory purchase order
A CPO means the council may intend to acquire the land in future. This is rare but could be significant. Your solicitor will advise on the likely timeline and impact on your purchase.
Many search results are unremarkable and simply confirm that no adverse entries exist. When problems do appear, your solicitor will advise on your options: renegotiating the price, seeking indemnity insurance, or walking away.
Only in limited circumstances:
⚠️ Search Indemnity Insurance Warning
Search indemnity insurance is sometimes used to speed up a transaction but it is not a substitute for a proper search. It won't reveal problems that exist — it only pays out if you later suffer loss due to a hidden issue. Issues like planning enforcement, unadopted roads, or TPOs may go completely undetected.
You instruct your solicitor and confirm the property.
Your solicitor orders the local authority search along with water, drainage, and environmental searches. Payment of search fees is typically required upfront.
The local authority processes the search. Turnaround varies — ask your solicitor to chase if it exceeds 4 weeks.
Your solicitor flags any issues and advises on next steps. Minor entries are usually noted; significant entries require action before exchange.
Exchange cannot proceed until all searches are satisfactory and your solicitor is happy to proceed.
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