The 4 Searches Almost Every Buyer Should Get
The UK property process can feel deceptively simple from the outside. You find a home, agree a price, instruct a solicitor… and then come the searches. This is where one of the most common (and costly) myths appears: “Searches are just box-ticking — you can skip them to save time or money.”
In reality, searches are one of the few moments in the buying process designed purely to protect you. They uncover issues you can’t see on a viewing, won’t spot on Google Maps, and won’t always be obvious even in a survey. Miss the wrong one, and you’re not just risking delays — you could be buying a problem that follows you for decades.
So before we bust the myth properly, let’s set the scene. These are the four searches almost every UK buyer should get, why solicitors insist on them, and what can go wrong if you don’t.
What it checks:
- Planning permissions & building control approvals
- Road adoption (is the road publicly maintained?)
- Enforcement notices
- Nearby developments (roads, towers, infrastructure)
Why it matters:
You could buy a home only to discover:
- an illegal extension
- a road you must maintain
- a block of flats approved next door
Verdict: Non-negotiable.
2️⃣ Environmental Search (ESSENTIAL)
What it checks:
- Flood risk (river, coastal, surface water)
- Land contamination
- Subsidence risk
- Historic land use (e.g. landfill, industrial sites)
Why it matters:
Flood risk can:
- make insurance expensive or unavailable
- affect mortgage approval
- reduce resale value
Verdict:: Essential, even if the house “looks fine”.
3️⃣ Drainage & Water Search (ESSENTIAL)
What it checks:
- Is the property connected to mains water & sewerage?
- Location of public drains (can affect extensions)
- Responsibility for drainage
Why it matters:
You could unknowingly build over a public sewer or be liable for costly repairs.
Verdict:: Always recommended.
4️⃣ Title & Land Registry Checks (ESSENTIAL)
What it checks:
- Legal ownership
- Boundaries
- Rights of way
- Restrictive covenants
Why it matters:
This confirms the seller actually owns what they’re selling — and what you’re legally allowed to do with it.
Verdict:: Absolutely essential.
⚠️ Searches That Depend on Location or Property Type
🏭 Chancel Repair Liability
Rare, but can mean liability to pay for church repairs.
- More relevant in older rural areas
- Often inexpensive to check
Worth it?
✔ Usually yes — low cost, high protection
⛏️ Mining Searches
Relevant if the property is in historic mining areas (coal, tin, limestone).
Common in:
- parts of the North
- Midlands
- Wales
Worth it?
✔ Yes — if your solicitor flags it
🚆 Infrastructure & HS2 Searches
Checks impact of:
- HS2
- rail expansions
- major road projects
Worth it?
✔ Yes — if you’re near a proposed route
❓ Can You Skip Searches to Save Money?
Technically yes — but it’s risky.
- Mortgage lenders usually require core searches
- Skipping searches shifts all risk to you
- Indemnity insurance only covers legal costs, not loss in value
Solicitor reality check:
Searches are cheap compared to discovering a £50,000 problem after completion.
💷 How Much Do Searches Cost in the UK?
Typical range: £250–£450
(varies by local authority and provider)
Compared to:
- Stamp duty
- Surveys
- Renovation costs
…it’s a small but critical investment.
📝 What This Means for You – The 4 Searches Almost Every Buyer Should Get
If you’re buying a home in the UK:
- ✔ Always get Local Authority, Environmental, Drainage & Title checks
- ✔ Add specialist searches based on location and age of property
- ❌ Don’t skip searches just to speed things up
A good solicitor should explain why each search is needed, not just send a bill.
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The 4 Searches Almost Every Buyer Should Get