What Is a Local Authority Search? A Guide for Home Buyers

If you are buying a house or flat, you may hear your solicitor or conveyancer talk about a local authority search. But what is a local authority search, what does it reveal, and why is it an important part of the conveyancing process?

A local authority search is one of the key property searches when buying a house. It can reveal important information about the property and its surroundings that may not be obvious from a viewing or a standard property inspection.

In this guide, we explain what a local authority search is, what it includes, how long it takes, how much it costs and why you should consider it before buying a property.

What is a local authority search?

A local authority search is a property search carried out as part of the conveyancing process when buying a property.

It provides information held by the relevant local authority about the property and, through the associated local authority enquiries, certain matters affecting its surroundings.

The Law Society explains that local authority searches are made up of two main elements:

Local Land Charges

• Enquiries of the Local Authority, commonly associated with the CON29 forms. (Law Society)

The search can identify matters that could affect your decision to buy the property, its use or future development.

Why is a local authority search important?

Buying a property is a major financial commitment. A property may look perfect during a viewing, but there could be important information held by the local authority that you would not otherwise know about.

For example, a local authority search could reveal information relating to:

• Planning decisions

• Building regulations

• Tree preservation orders

• Conservation areas

• Proposed road schemes

• Local land charges

• Planning applications

• Notices affecting the property

• Certain restrictions on the use of the property

The Law Society notes that local authority searches can provide information about matters that could affect the property’s future use or development and potentially impose financial burdens. (Law Society)

This makes a local search in conveyancing an important part of due diligence before you commit to buying a property.

What does a local authority search reveal?

The information provided depends on the type of search and the local authority involved.

The search can provide information about the property itself and certain matters in the surrounding area.

Planning information

The search may reveal relevant planning decisions and other planning information held by the local authority.

This can be particularly important if you are planning to extend, alter or develop the property.

Building regulations

The local authority enquiries can provide information about certain building regulation matters and whether relevant approvals have been recorded.

This can be useful if the property has been extended, converted or substantially altered.

Tree preservation orders

A Tree Preservation Order (TPO) can restrict what can be done to a protected tree.

If a property has protected trees within its boundaries or nearby, this could be relevant if you are considering landscaping or development.

Conservation areas

The search can identify whether the property is within a conservation area.

Properties in conservation areas can be subject to additional planning considerations, which may be relevant if you intend to make alterations.

Proposed roads and highways

A local authority search can provide information about certain proposed road schemes and other highway matters.

For example, a planned road or alteration to a road network near the property could potentially affect its value, access or surroundings.

Local land charges

Local land charges can include restrictions, obligations or financial charges affecting land.

HM Land Registry explains that common examples include conditional planning permissions, listed buildings, conservation areas and tree preservation orders. (GOV.UK)

What is an LLC1 search?

You may hear your conveyancer mention LLC1 when discussing a local authority search.

LLC1 relates to the Local Land Charges Register.

The Local Land Charges Register records certain obligations and restrictions affecting property.

The system is currently being migrated to a national digital service operated by HM Land Registry, with local authorities moving across in stages. (GOV.UK)

Once an authority’s data has migrated, local land charge information can be searched through HM Land Registry’s Local Land Charges service.

What is a CON29 search?

CON29 refers to the standard form used to request information from a local authority about a property.

The Law Society describes CON29 as a way of requesting information held by the local authority, including matters that could affect future use or development of the property. (Law Society)

The CON29 enquiries can cover matters such as:

• Planning information

• Building control information

• Road proposals

• Notices

• Public rights and restrictions

• Other local authority information

There are also additional optional enquiries that can be requested where appropriate.

Is an LLC1 the same as a CON29?

No.

Although LLC1 and CON29 are commonly discussed together as part of a local authority search, they provide different types of information.

LLC1 relates to entries on the Local Land Charges Register.

CON29 involves enquiries made to the local authority about other matters affecting the property and surrounding area.

Together, they form the core components of what is commonly called a local search. (Law Society)

Is a local authority search the same as a property search?

The term property searches can refer to several different searches carried out during conveyancing.

A local authority search is just one type.

Other common property searches include:

• Local authority search

• Environmental search

• Water and drainage search

• HM Land Registry title search

• Chancel repair search, where appropriate

• Mining searches, where relevant

• Other location-specific searches

The searches required will depend on the property, location, lender and circumstances.

The Law Society states that mortgage lenders will typically insist on certain searches, including local authority, environmental, water and drainage searches. (Law Society)

How long does a local authority search take?

There is no single standard timescale for a local authority search.

The time can vary depending on:

• The local authority

• Whether the search is submitted electronically

• The type of search

• The local authority’s workload

• Whether additional information is required

• Whether the relevant Local Land Charges data has migrated to HM Land Registry

Some searches can be returned relatively quickly, while others may take considerably longer.

If you are buying a property and your local search is outstanding, ask your conveyancer for an update on the expected timescale.

How much does a local authority search cost?

The cost of a local authority search varies depending on the local authority, search provider and type of search requested.

There is no single nationwide price for the complete local search.

For local land charges specifically, HM Land Registry currently states that an official Local Land Charges search costs £15 where HM Land Registry is the registering authority. A personal search is free. (GOV.UK)

However, a full local authority search can involve other enquiries and fees, so the total cost you pay through your conveyancer or search provider can be higher.

Does a mortgage lender require a local authority search?

Many mortgage lenders require searches to be carried out as part of the conveyancing process.

The Law Society states that lenders will typically insist on searches including the local authority, environmental, water and drainage searches. (Law Society)

Your lender may have its own requirements, so your conveyancer should confirm which searches are needed for your transaction.

Can you buy a house without a local authority search?

If you are buying without a mortgage, property searches are not generally a legal requirement in every transaction. However, choosing not to carry out searches can leave you without important information about the property.

The Law Society notes that searches are generally carried out so that buyers can find out as much as possible about a property before purchasing it. (Law Society)

For most buyers, obtaining appropriate searches is an important part of making an informed decision.

What happens if a local authority search reveals a problem?

A search result does not automatically mean that you should withdraw from the purchase.

The significance of a result will depend on the circumstances.

For example, discovering that the property is in a conservation area may not be a problem at all. However, it could become important if you are planning a significant extension.

Similarly, information about a proposed road scheme may require further investigation to understand exactly how it could affect the property.

If your search reveals something concerning, your conveyancer can explain what it means and whether further enquiries or specialist advice are appropriate.

Can a local authority search affect a property purchase?

Yes.

The information contained in a local authority search can influence a buyer’s decision to proceed.

For example, you may discover:

• A planning restriction

• A proposed road

• A tree preservation order

• An outstanding notice

• A conservation area designation

• Information about previous works

• A local land charge

Depending on the circumstances, you may decide to investigate further, renegotiate the purchase price or reconsider the purchase.

This is why it is sensible to review your search results before exchanging contracts.

Does a local authority search check the condition of the property?

No.

A local authority search is not a property survey and does not involve a physical inspection of the property.

The Law Society explains that the local authority searches its records and does not carry out a physical inspection. (Law Society)

If you want to understand the physical condition of the building, you should consider arranging an appropriate property survey with a qualified surveyor.

Does a local authority search check planning applications?

It can provide information about certain planning matters affecting the property and relevant local authority enquiries.

However, it is important to understand that the different parts of a local search provide different information.

The HM Land Registry Local Land Charges service specifically states that its Local Land Charges search does not include planning and development applications, building controls or road development schemes. Those matters are covered by the separate CON29 enquiries made to the relevant local authority. (GOV.UK)

This distinction is important when understanding what your local search actually covers.

What is a personal search?

A personal search involves obtaining information from the relevant records rather than ordering an official local land charges search.

For Local Land Charges, HM Land Registry currently provides a free personal search service where it is the registering authority.

An official search is different and produces an official search certificate. (GOV.UK)

Your conveyancer can advise you on which search is appropriate for your transaction and mortgage lender.

What should I do when I receive my local authority search?

If you are a buyer, your conveyancer will normally review the search results as part of the conveyancing process.

If the search reveals something that requires further investigation, your conveyancer may raise additional enquiries.

As a buyer, you should also tell your conveyancer if there is anything specific you are concerned about.

For example, if you are planning to build an extension, tell your conveyancer so that relevant information can be considered.

Final thoughts: What is a local authority search?

A local authority search is an important part of the conveyancing process when buying a property. It can reveal information that may affect the property, its use or your plans for the future.

The search generally consists of Local Land Charges information and enquiries made to the local authority, including CON29 enquiries. (Law Society)

Although the search is only one part of the conveyancing process, it can provide valuable information before you commit to buying a property.

If you are buying a home, make sure your conveyancer explains the results of your local authority search and raises any necessary enquiries before you exchange contracts.

This article provides general information about local authority searches and residential conveyancing in England and Wales. It is not legal advice. Search requirements, fees, information available and local authority procedures can vary. If you are buying a property, speak to your conveyancer about the searches appropriate for your transaction.