{"id":2549,"date":"2021-06-28T10:16:08","date_gmt":"2021-06-28T10:16:08","guid":{"rendered":"https:\/\/www.yopa.co.uk\/homeowners-hub\/?p=2549"},"modified":"2021-06-29T10:22:06","modified_gmt":"2021-06-29T10:22:06","slug":"what-is-a-local-authority-search","status":"publish","type":"post","link":"https:\/\/dy36-2.stage.yopa-dev.co.uk\/homeowners-hub\/what-is-a-local-authority-search\/","title":{"rendered":"What is a local authority search?"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Put simply,\nwhen we refer to \u201clocal authority searches\u201d in the process of buying a UK property,\nthis means establishing specific background information about said property and\nthe area that surrounds it. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer\u2019s <a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/how-do-you-find-a-good-conveyancer\/\">conveyancer<\/a> will request this information from the\nlocal authority and a typical search will generally include a search of the <a href=\"https:\/\/www.gov.uk\/government\/publications\/hm-land-registry-local-land-charges-programme\/local-land-charges-programme\">Local Land Charges Register<\/a> (with completion of the LLC1 form) plus\na CON29 questionnaire. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Much like a <a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/what-do-surveyors-look-for-during-a-house-survey\/\">house survey<\/a>, local searches are a crucial part of\nthe property purchase even if you are a cash buyer, and the results may mean\nyou need to renegotiate your existing offer or even walk away from the sale\nentirely. Your mortgage provider will also want to see the results of these\nsearches before they formally agree to your mortgage loan.&nbsp;&nbsp; <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is also possible\nto undertake something called a <em>personal search<\/em> which differs from the <em>official<\/em>\nsearch undertaken and signed off by council staff. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A personal\nsearch will be undertaken by a separate company with no connection to the\ncouncil who also have access to the Local Land Charges Register. This can be a\nspeedier and more affordable option (more on that below) and a reputable\ncompany should always have the necessary insurance and liability policies in\nplace. However, some conveyancers prefer the official route which is often seen\nas more comprehensive. Many mortgage providers stipulate that an official\nsearch needs to be undertaken too, so always check to make sure they are happy\nbefore you proceed with a personal search. &nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>What does a\nlocal authority search include?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The LLC1 will\ninclude a request for the following information on fees and restrictions which\nmay affect the property.<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Whether\nthe property has listed buildings status<\/li><li>Any\ntree preservation orders<\/li><li>Any\nconservation areas (since 1974)<\/li><li>Smoke\ncontrol areas<\/li><li>Conditional\nplanning permissions<\/li><li><a href=\"https:\/\/www.gov.uk\/guidance\/community-infrastructure-levy\">Community Infrastructure Levy<\/a> (CIL) charges (a charge made by local\nauthorities on new development in their area.)<\/li><li><a href=\"https:\/\/www.gov.uk\/guidance\/when-is-permission-required#article4\">Article 4 Directions<\/a> (which falls under article 4 of the\nGeneral Permitted Development Order and enables the withdrawal of specified\npermitted development rights across a defined area).<\/li><li>Any\nfinancial charges which are registered against the property<\/li><li>Planning\nEnforcement Notices<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The CON29 \u201cEnquiries\nof Local Authorities Form\u201d seeks the following information about public\nhighways, new road or rail proposals and planning decisions which might have an\nimpact on the property you intend to purchase.<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Planning\nhistory<\/li><li>Building\ncontrol regulations<\/li><li>Public\nhighway information (including new proposals)<\/li><li>Proposed\nplanning enforcement or breach of condition notices<\/li><li>Assets\nof community value<\/li><li>Rail\nschemes and proposals<\/li><li>Public\nfootpaths shown on definitive maps<\/li><li>The\nexistence of a compulsory purchase order<\/li><li>Environmental\nfactors<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Sometimes a\nconveyancer (and\/or your mortgage lender) will also request more specific\ninformation which does not fall under the general local authority search and,\nyou guessed it, will involve an additional fee. This can include:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The\noptional CON29O form seeking information on things like gas pipelines, common\nland enquiries (such as applications for private roads), flood defences and\nland drainage consents.<\/li><li>Environmental\nsearches which may seek to establish any nearby waste sites or potentially\nhazardous materials in the vicinity.<\/li><li>Waste\nauthority searches to establish the proximity of public sewers within the\nproperty boundaries.<\/li><li>A <a href=\"https:\/\/www.searchesuk.co.uk\/residential\/other-searches\/chancel-check-searches\/\">Chancel repair<\/a> liability check to determine if the\nbuyer will be expected to contribute to the maintenance of any local churches. <\/li><li>Mining,\nenergy and infrastructure searches \u2013 which are very much dependent on the\nlocation of your prospective property as to whether they are required. <\/li><\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>How long do\nlocal authority searches take?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Whilst the\ngovernment set local authorities a maximum target of 10 working days for the\ncompletion of local authority searches in 2018, in reality it can take anywhere\nbetween a few days to a couple of months to receive this information depending\non the local council in question and any complexities with the property and\nsurrounding land itself.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Following the 2020 property boom, delays in receiving the results from your local authority searches are commonplace. Make sure you check current timescales for your local area as soon as you have your conveyancer in place to give you a realistic idea of how long your sale will take to complete.&nbsp; <\/p>\n\n\n<div class=\"valuation-widgets\">\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/online-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36-2.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-house.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Instant online <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Get a rough estimate of your home's value now.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/property-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36-2.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-currency.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Face-to-face <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Book an appointment with your local Yopa agent.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n<\/div>\n\n\n\n\n<p class=\"wp-block-paragraph\">In the event of\na significant delay to your searches which could put the sale at risk, it is\npossible to purchase <em>Local Authority Search Indemnity Insurance<\/em> so that\nyou can go ahead with the purchase without the results of the searches. This\nindemnity insurance insures you against any orders which may be served that\nresult in you having to sell you property for less than you paid. However, you\nwould need to speak to your conveyancer as to whether or not this is the best\noption in your particular circumstances and see whether your mortgage provider\nis happy to proceed on this basis as many will not be.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>At what\nstage do the local authority searches take place?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Given the\nlength of time local authority searches can take, you should always ask your\nconveyancer to begin the searches as soon as your offer has been accepted on a\nproperty. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Whilst you can\ndo so before you make an offer \u2013 and for areas where there is a particular\nbacklog vendors can even undertake searches themselves with a view to recouping\nthe cost from a future buyer \u2013 the searches themselves come with an expiry date\nlike mortgage agreements and are only valid for three months. Any planning\napplications submitted after your local authority search will also not be\nincluded in the results so you risk being left with out-of-date information. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You should\nalways ensure that you have completed all of your local authority searches\nprior to completion of your sale though, and, if possible, before you exchange contracts,\nand the sale becomes legally binding.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>What will it\ncost for the local authority searches?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The fee you pay\nfor your local authority searches is dependent on a variety of factors\nincluding the local authority in question and any additional fees which may be\nincurred. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You can find\nout which local authority the property you are buying falls under by visiting <a href=\"http:\/\/www.gov.uk\/find-local-council\">www.gov.uk\/find-local-council<\/a>. The specific local authority website\nwill usually provide a breakdown of the costs for additional fees.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Many\nconveyancers will offer a fixed fee for local authority searches which covers the\nmain local, environmental and drainage searches for around \u00a3150-300. However,\nthe quote for these fees may be an estimate which could change depending on the\ninformation required as the searches progress so do make sure you double check\nwith your conveyancer. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a standard\nsearch with a personal search company, the fees will usually be in the region\nof \u00a375-150. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Whilst you can\nundertake a local authority search yourself free of charge, this would not\ngenerally be recommended as you are unlikely to be able to comprehensively track\ndown all of the information above. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>Put simply, when we refer to \u201clocal authority searches\u201d in the process of buying a UK property, this means establishing specific background information about said property and the area that surrounds it. The buyer\u2019s conveyancer will request this information from the local authority and a typical search will generally include a search of the Local<\/p>\n","protected":false},"author":4,"featured_media":2550,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-2549","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>What is a local authority search? - Yopa Homeowners Hub<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/dy36-2.stage.yopa-dev.co.uk\/homeowners-hub\/what-is-a-local-authority-search\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What is a local authority search? - Yopa Homeowners Hub\" \/>\n<meta property=\"og:description\" content=\"Put simply, when we refer to \u201clocal authority searches\u201d in the process of buying a UK property, this means establishing specific background information about said property and the area that surrounds it. 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