In this post we will discuss how long property searches take when buying a house. Before we dive into that, let’s quickly cover off what searches are, who is responsible for conducting them, and what the searches are actually searching for.
What are property searches?
Property searches are investigations carried out when purchasing a property in the UK. Searches are conducted to gather crucial information about the property’s legal, regulatory, and environmental status. They help ensure that there are no hidden issues or potential complications that could impact the property’s value or the buyer’s plans for it.
Who is responsible for property searches?
In the UK, property searches are conducted by solicitors or licensed conveyancers who are hired (and paid for) by the buyer of the property. These legal professionals have the expertise and access to the necessary databases to perform the required searches and gather relevant information about the property.
Normally solicitors and conveyancers will either do the property searches directly themselves by requesting the information from the local authority, or they will hire a specialist search company to help. This is important for buyers to know because the speed by which you get results for your searches can depend on the route taken. Hiring the help of a search company costs more but is normally the fastest way to get results. Always check with your conveyancer which option they plan to go with.
What do property searches include?
Local authority searches
- Scrutiny of planning-related matters
- Assessment of building control matters
- Examination of potential highways concerns
- Evaluation of ongoing rail schemes
- Analysis of pollution-related issues
- Determination of listing status, conservation area inclusion, or tree preservation orders
- These searches aim to unearth any ongoing or planned construction work nearby
Environmental searches
- Appraisal of flood-related matters
- Study of potential landslide risks
- Assessment of subsidence possibilities
- Evaluation of potential contamination of the land
- Disclosure of nearby gas hazards or landfill sites
Water and drainage searches
- Connection to public water supply and sewerage systems
- Location of public sewer lines and drainage pipes
- Necessity of water company approval for property extensions
- Operational insights into drainage systems and responsible water company
Land Registry Searches
This search involves reviewing the current ‘title register’ and ‘title plan’ records stored within the Land Registry. The purpose is to validate the present ownership status of the property being offered for sale.
How long do searches take?
The time to do most types of searches is relatively predictable. The wild card in the bunch is local authority searches.
| Search Type | How long it takes |
| Local authority | 2 – 51 business days |
| Drainage and water | Up to 10 business days |
| Environmental | Up to 10 business days |
| Land registry | Up to 10 business days |
Local authority searches have the potential to be a major bottleneck and to slow down your house buying process. The speed of local authority searches depends on where the house you plan to buy is located, and which local authority is responsible for doing the searches. Some local authorities are very fast while others are extremely slow.
How long do local authority search take (2024)
The below table outlines the speed at which each local authority will return searches, based on Oct 2024 data. Check the relevant local authority in the table below to learn how quick they are. If they are slow, you can reduce these search times by using a specialist search company.
If your property purchase has a slow council, or any property being bought within the chain is in a slow council catchment area, this could slow things down for the whole chain. If you or anyone in your chain needs to sell a house fast, Property Rescue can buy any property for cash in under 2 weeks, without doing any searches. Just get in touch for a no obligation quote.
| Council Name | Business days for searches (AVG) |
| London Borough of Hackney | 51 |
| St Helens Metropolitan Borough Council | 51 |
| East Lindsey District Council | 46 |
| London Borough of Camden | 46 |
| London Borough of Islington | 46 |
| Oldham Metropolitan Borough Council | 46 |
| London Borough of Redbridge | 41 |
| South Ribble Borough Council | 41 |
| Tamworth Borough Council | 41 |
| Wrexham County Borough Council | 41 |
| Bridgend County Borough Council | 36 |
| Stoke on Trent City Council | 33 |
| Central Bedfordshire Council (Unitary) | 31 |
| Cornwall Council (Unitary) | 31 |
| Cumberland Council (Copeland Borough Council) | 31 |
| Harborough District Council | 31 |
| Royal Borough of Greenwich | 31 |
| Royal Borough of Kingston-upon-Thames | 31 |
| Salford City Council | 31 |
| Stafford Borough Council | 31 |
| Test Valley Borough Council | 31 |
| Tewkesbury Borough Council | 31 |
| Vale of Glamorgan Council | 31 |
| West Northamptonshire Council (Daventry District Council) | 31 |
| Amber Valley Borough Council | 26 |
| Barnsley Metropolitan Borough Council | 26 |
| Broxbourne Borough Council | 26 |
| Calderdale Metropolitan Borough Council | 26 |
| Carmarthenshire County Council | 26 |
| Corporation of the City of London | 26 |
| Cumberland Council (Allerdale Borough Council) | 26 |
| East Staffordshire Borough Council | 26 |
| Flintshire County Council | 26 |
| Hyndburn Borough Council | 26 |
| Isle of Wight Council | 26 |
| Mansfield District Council | 26 |
| Middlesbrough Borough Council | 26 |
| Newcastle upon Tyne City Council | 26 |
| North Somerset Council | 26 |
| Pendle Borough Council | 26 |
| Rochdale Metropolitan Borough Council | 26 |
| Rochford District Council | 26 |
| Sheffield City Council | 26 |
| Tameside Metropolitan Borough Council | 26 |
| Thurrock District Council | 26 |
| Walsall Metropolitan Borough Council | 26 |
| Epping Forest District Council | 25 |
| North East Derbyshire District Council | 24 |
| Nuneaton & Bedworth Borough Council | 22 |
| Adur District Council | 21 |
| Bedford Borough Council | 21 |
| Bolton Metro Borough Council | 21 |
| Bromsgrove District Council | 21 |
| Cambridge City Council | 21 |
| Canterbury City Council | 21 |
| Chesterfield Borough Council | 21 |
| Erewash Borough Council | 21 |
| Gedling Borough Council | 21 |
| Great Yarmouth Borough Council | 21 |
| High Peak Borough Council | 21 |
| London Borough of Harrow | 21 |
| Milton Keynes City Council | 21 |
| Newcastle under Lyme Borough Council | 21 |
| Newport City Council | 21 |
| North Yorkshire Council (Ryedale District Council) | 21 |
| Redditch Borough Council | 21 |
| Rhondda Cynon Taff County Borough Council | 21 |
| Rother District Council | 21 |
| St Albans City Council | 21 |
| Torbay Borough Council | 21 |
| Trafford Metropolitan Borough Council | 21 |
| Welwyn Hatfield Council | 21 |
| West Oxfordshire District Council | 21 |
| Westmorland and Furness Council (Eden District Council) | 21 |
| Westmorland and Furness Council (South Lakeland District Council) | 21 |
| Worthing Borough Council | 21 |
| Wyre Forest District Council | 21 |
| Ceredigion County Council | 19 |
| Harlow District Council | 19 |
| Hastings Borough Council | 19 |
| Newark & Sherwood District Council | 19 |
| Denbighshire County Council | 18 |
| Lincoln City Council | 18 |
| Plymouth City Council | 18 |
| Chorley Borough Council | 17 |
| Stratford On Avon District Council | 17 |
| Basildon District Council | 16 |
| Bassetlaw District Council | 16 |
| Blackburn with Darwen Borough Council | 16 |
| Breckland District Council | 16 |
| Broxtowe Borough Council | 16 |
| Chelmsford City Council | 16 |
| Cotswold District Council | 16 |
| Cumberland Council (Carlisle City Council) | 16 |
| Dacorum Borough Council | 16 |
| Darlington Borough Council | 16 |
| Derbyshire Dales District Council | 16 |
| Dudley Metropolitan Borough Council | 16 |
| Durham County Council (Unitary) | 16 |
| Epsom & Ewell Borough Council | 16 |
| Exeter City Council | 16 |
| Folkestone & Hythe District Council | 16 |
| Forest of Dean District Council | 16 |
| Knowsley Metropolitan Borough Council | 16 |
| Leicester City Council | 16 |
| London Borough of Brent | 16 |
| London Borough of Hounslow | 16 |
| Maldon District Council | 16 |
| Monmouthshire County Council | 16 |
| New Forest District Council | 16 |
| North Northamptonshire Council (Corby Borough Council) | 16 |
| North Northamptonshire Council (East Northamptonshire District Council) | 16 |
| North Warwickshire Borough Council | 16 |
| North Yorkshire Council (Scarborough Borough Council) | 16 |
| North Yorkshire Council (Selby District Council) | 16 |
| Northumberland County Council (Unitary) | 16 |
| Norwich City Council | 16 |
| Oxford City Council | 16 |
| Portsmouth City Council | 16 |
| Reading Borough Council | 16 |
| Redcar and Cleveland Council | 16 |
| Rossendale Borough Council | 16 |
| Runnymede Borough Council | 16 |
| Rushcliffe Borough Council | 16 |
| Shropshire Council (Unitary) | 16 |
| Slough Council | 16 |
| South Cambridgeshire District Council | 16 |
| Stevenage Borough Council | 16 |
| Stroud District Council | 16 |
| Telford and Wrekin Council | 16 |
| Wirral Metropolitan Borough Council | 16 |
| Wolverhampton City Council | 16 |
| Fareham Borough Council | 15 |
| Kings Lynn and West Norfolk Borough Council | 15 |
| Rugby Borough Council | 15 |
| Tandridge District Council | 15 |
| Fenland District Council | 14 |
| Caerphilly County Borough Council | 13 |
| Cannock Chase District Council | 13 |
| East Hampshire District Council | 13 |
| London Borough of Hillingdon | 13 |
| London Borough of Wandsworth | 13 |
| Merthyr Tydfil County Borough Council | 13 |
| Pembrokeshire County Council | 13 |
| Thanet District Council | 13 |
| Torfaen County Borough Council | 13 |
| West Devon Borough Council | 13 |
| Wyre Borough Council | 13 |
| Huntingdonshire District Council | 12 |
| North East Lincolnshire Council | 12 |
| Ashfield District Council | 11 |
| Ashford Borough Council | 11 |
| Babergh District Council | 11 |
| Bath and North East Somerset Council | 11 |
| Blackpool Borough Council | 11 |
| Blaenau Gwent County Council Borough Council | 11 |
| Bolsover District Council | 11 |
| Bournemouth, Christchurch & Poole (Bournemouth Borough Council) | 11 |
| Bournemouth, Christchurch & Poole (Christchurch Borough Council) | 11 |
| Bradford City Metro District Council | 11 |
| Brentwood Borough Council | 11 |
| Bristol City Council | 11 |
| Buckinghamshire Council (Aylesbury Vale) | 11 |
| Buckinghamshire Council (Wycombe) | 11 |
| Burnley Borough Council | 11 |
| Castle Point Borough Council | 11 |
| Charnwood Borough Council | 11 |
| Cheltenham Borough Council | 11 |
| Cheshire East Borough Council (Unitary) | 11 |
| Cheshire West and Chester Borough Council (Unitary) | 11 |
| Chichester District Council | 11 |
| City of Wakefield Metropolitan District | 11 |
| Coventry City Council | 11 |
| Dartford Borough Council | 11 |
| Derby City Council | 11 |
| Dorset Council (East Dorset District Council) | 11 |
| Dorset Council (North Dorset District Council) | 11 |
| Dorset Council (Purbeck District Council) | 11 |
| Dorset Council (West Dorset District Council) | 11 |
| Dorset Council (Weymouth & Portland Borough Council) | 11 |
| Dover District Council | 11 |
| East Cambridgeshire District Council | 11 |
| East Hertfordshire District Council | 11 |
| East Riding of Yorkshire Council | 11 |
| Eastbourne Borough Council | 11 |
| Eastleigh Borough Council | 11 |
| Fylde Borough Council | 11 |
| Gloucester City Council | 11 |
| Gosport Borough Council | 11 |
| Gravesham Borough Council | 11 |
| Halton Borough Council | 11 |
| Havant Borough Council | 11 |
| Herefordshire Council | 11 |
| Hertsmere Borough Council | 11 |
| Horsham District Council | 11 |
| Ipswich Borough Council | 11 |
| Isle of Anglesey County Council | 11 |
| Kingston upon Hull City Council | 11 |
| Lancaster City Council | 11 |
| Lewes District Council | 11 |
| Lichfield District Council | 11 |
| Liverpool City Council | 11 |
| London Borough of Ealing | 11 |
| London Borough of Hammersmith and Fulham | 11 |
| London Borough of Havering Council | 11 |
| London Borough of Lewisham | 11 |
| London Borough of Merton | 11 |
| London Borough of Richmond-upon-Thames | 11 |
| London Borough of Southwark | 11 |
| London Borough of Waltham Forest | 11 |
| Luton Borough Council | 11 |
| Medway Council | 11 |
| North Lincolnshire Council | 11 |
| North Norfolk District Council | 11 |
| North Northamptonshire Council (Kettering Borough Council) | 11 |
| North Northamptonshire Council (Wellingborough Borough Council) | 11 |
| North Tyneside Council | 11 |
| North West Leicestershire District Council | 11 |
| North Yorkshire Council (Craven District Council) | 11 |
| North Yorkshire Council (Hambleton District Council) | 11 |
| North Yorkshire Council (Harrogate Council) | 11 |
| North Yorkshire Council (Richmondshire District Council) | 11 |
| Nottingham City Council | 11 |
| Peterborough City Council | 11 |
| Powys County Council | 11 |
| Preston Borough Council | 11 |
| Ribble Valley Borough Council | 11 |
| Rotherham Metropolitan Borough Council | 11 |
| Royal Borough of Kensington & Chelsea | 11 |
| Royal Borough of Windsor and Maidenhead | 11 |
| Rushmoor Borough Council | 11 |
| Sevenoaks District Council | 11 |
| Solihull Metropolitan Borough Council | 11 |
| Somerset Council (Mendip District Council) | 11 |
| Somerset Council (Sedgemoor District Council) | 11 |
| Somerset Council (South Somerset District Council) | 11 |
| South Hams District Council | 11 |
| South Holland District Council | 11 |
| South Kesteven District Council | 11 |
| South Oxfordshire District Council | 11 |
| South Staffordshire District Council | 11 |
| South Tyneside Metropolitan Borough Council | 11 |
| Staffordshire Moorlands District Council | 11 |
| Stockport Metropolitan Borough Council | 11 |
| Stockton on Tees Council | 11 |
| Sunderland Metropolitan Borough Council | 11 |
| Swansea City and Borough Council | 11 |
| Teignbridge District Council | 11 |
| Three Rivers District Council | 11 |
| Torridge District Council | 11 |
| Warrington Borough Council | 11 |
| Warwick District Council | 11 |
| Watford Borough Council | 11 |
| Waverley Borough Council | 11 |
| Wealden District Council | 11 |
| West Berkshire Council | 11 |
| West Lancashire Borough Council | 11 |
| West Lindsey District Council | 11 |
| West Northamptonshire Council (South Northamptonshire District Council) | 11 |
| West Suffolk Council | 11 |
| Wigan Metropolitan Borough Council | 11 |
| Wiltshire Council (Unitary) | 11 |
| Winchester City Council | 11 |
| Woking Borough Council | 11 |
| Worcester City Council | 11 |
| Wychavon District Council | 11 |
| Conwy County Borough Council | 10 |
| South Gloucestershire Council | 10 |
| Swindon Borough Council | 10 |
| Birmingham City Council | 9 |
| Boston Borough Council | 9 |
| Bournemouth, Christchurch & Poole (Poole Borough Council) | 9 |
| Broadland District Council | 9 |
| Crawley Borough Council | 9 |
| East Suffolk Council | 9 |
| Hart District Council | 9 |
| Hartlepool Council | 9 |
| London Borough of Tower Hamlets | 9 |
| Melton Borough Council | 9 |
| Mid Suffolk District Council | 9 |
| Somerset Council (Somerset West and Taunton Council) | 9 |
| South Norfolk District Council | 9 |
| Vale of White Horse District Council | 9 |
| Westmorland and Furness Council (Barrow in Furness Borough Council) | 9 |
| Blaby District Council | 7 |
| Bracknell Forest Borough Council | 7 |
| Bury Metro Borough Council | 7 |
| Cherwell District Council | 7 |
| City of Doncaster Council | 7 |
| Colchester Borough Council | 7 |
| Colchester City Council | 7 |
| East Devon District Council | 7 |
| Hinckley & Bosworth Borough Council | 7 |
| Kirklees Metropolitan Council | 7 |
| London Borough of Bexley | 7 |
| London Borough of Croydon | 7 |
| Maidstone Borough Council | 7 |
| Mid Devon District Council | 7 |
| Oadby & Wigston Borough Council | 7 |
| Reigate & Banstead Borough Council | 7 |
| Rutland County Council | 7 |
| Sefton Metropolitan Borough Council | 7 |
| Southend-on-Sea City Council | 7 |
| Surrey Heath Borough Council | 7 |
| Swale Borough Council | 7 |
| Tendring District Council | 7 |
| Tunbridge Wells Borough Council | 7 |
| Uttlesford District Council | 7 |
| West Northamptonshire Council (Northampton Borough Council) | 7 |
| London Borough of Enfield | 6 |
| Mid Sussex District Council | 6 |
| Mole Valley District Council | 6 |
| Neath Port Talbot County Borough Council | 6 |
| Arun District Council | 5 |
| Basingstoke & Deane Borough Council | 5 |
| Braintree District Council | 5 |
| Elmbridge Borough Council | 5 |
| Guildford Borough Council | 5 |
| London Borough of Barking and Dagenham | 5 |
| London Borough of Barnet | 5 |
| London Borough of Haringey | 5 |
| London Borough of Lambeth | 5 |
| London Borough of Newham | 5 |
| London Borough of Westminster | 5 |
| Malvern Hills District Council | 5 |
| North Hertfordshire District Council | 5 |
| North Kesteven District Council | 5 |
| Sandwell Metropolitan Borough Council | 5 |
| South Buckinghamshire District Council | 5 |
| South Derbyshire District Council | 5 |
| Southampton City Council | 5 |
| Spelthorne Borough Council | 5 |
| Tonbridge & Malling Borough Council | 5 |
| Wokingham District Council | 5 |
| Brighton & Hove City Council | 4 |
| Cardiff Council | 4 |
| London Borough of Bromley | 4 |
| Manchester City Council | 4 |
| City of York Council | 3 |
| Gateshead Metropolitan Borough Council | 3 |
| Leeds City Council | 3 |
| London Borough of Sutton | 3 |
| North Devon District Council | 3 |
| Southend-on-Sea Borough Council | 2 |
The data in the above table comes from here.
The UK average of all councils is just over 14.6 business days which isn’t bad.
Are searches mandatory?
Yes and no. Searches are not a legal requirement, but they are required by mortgage lenders. Since most people buy homes with money borrowed from the bank, searches will be required. However, cash house buyers do not need to do searches since they are not borrowing anything.
If you live somewhere with a slow local authority, and you are looking to sell a house quickly, you can skip local authority searches entirely by selling directly to us. We can buy any property for cash in under 2 weeks, without doing any searches. Just get in touch for a no obligation quote.