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Essential Home-Buying Guide: Understanding Property Searches

Buying a house isn't just about picking the perfect kitchen or envisioning your future in the cosy living room. It also involves some serious groundwork—quite literally! Property searches are vital due diligence tasks performed by your solicitor to uncover any potential issues that might affect your property down the line. From local development plans to environmental risks, these searches are crucial for any savvy home buyer. Let's delve into the nine main property searches you need to know about, ensuring you're fully informed before making one of life's biggest decisions.


The Top 10 Essential Property Searches Every Homebuyer Should Know:

Solicitor Local Authority Search

1. Local Authority Search (LAS)

This is your first line of defence against unforeseen legal and local issues. A local authority search covers everything from upcoming road schemes to planning permission and building regulations affecting the property. It's comprehensive and offers peace of mind about the immediate surroundings of your potential new home.


2. Planning Search

Ever wondered about future developments that might pop up around your new home? Planning searches provide insights into any pending or approved planning applications within a 250-meter radius of the property, ensuring there are no surprises after you’ve settled in.


3. Drainage and Water Search

It’s not just about whether your future home has good plumbing. This search reveals the whereabouts of all drainage systems around the property and assesses potential risks they pose, such as water logging or worse.

Environmental and Planning Searches

4. Environmental Search

Environmental concerns can significantly affect property value and livability. This search investigates risks like flood potential, land contamination from previous uses, and subsidence within 500 meters of the property. A must-have for eco-conscious buyers.

Flood Risk Search and Assessment

5. Flood Risk Search

If your dream house is near water, a flood risk search is indispensable. This search assesses how susceptible the area is to flooding, something that could not only impact your living conditions but also insurance premiums.


6. Coal Mining and Mining Searches

For properties in historically industrial areas, this search checks for old mining operations beneath the land. Essential for spotting potential subsidence issues before they can cause damage.


7. Chancel Repair Search

This lesser-known search can save you from unexpected future costs linked to local parish church repairs, for which some properties are historically liable.


8. Land Registry Pre-Completion Search

Before you sign on the dotted line, this search verifies the seller's legal ownership and checks for any financial encumbrances like bankruptcy linked to the property.


9. High-Speed Rail (HS2) Search

With the upcoming HS2 project, it's crucial to know if your chosen property falls on or near this route. The impact of such a major project can be significant, affecting everything from property prices to daily commutes. Even though this is mainly in the south, there are plans to expand the rail network in the North too, such as the Northern Powerhouse link between, Liverpool, Warrington and Manchester.


Charetered Building Surveyor Checking Maps

10. Appoint a Chartered Surveyor to complete a RICS Home Survey

Technically not, a property search. However, it is all well and good to carry out property searches but instructing a Surveyor can help by carrying out a Home Survey not just on the condition but also on physical issues, such as subsidence, boundary issues and whether extension or building work has taken place. This coupled with the information from Solicitors property searches can give you the bigger picture. Ultimately your solicitor can only tell you what they have found, but how would they know if the property has been extended or altered, particularly in the case of a Listed Building?


Wrapping It Up


Property searches might seem like just another step in the complex journey of buying a home, but they're absolutely critical for protecting your investment. By ensuring these key checks are made, you're not only safeguarding your financial future but also ensuring that your home will be a sanctuary for years to come. So don't overlook these essential searches; they could make all the difference in your home-buying journey.


With these insights, you’re better prepared to navigate the property market confidently. Have any questions about property searches or need further advice on your home-buying journey? Contact us


This detailed overview aims to empower you with the knowledge needed to make informed decisions in your property purchase. Remember, it's not just about finding the right house—it's about ensuring it’s the right fit legally and environmentally as well. Searches and services from legal advisers, solicitors and conveyances may vary so check them out before instructing them too.


FAQ - Essential Property Searches for Homebuyers


Q1: What is a Local Authority Search and why is it important when buying a house?

A1: A Local Authority Search examines local council records for any planning, legal, or financial issues related to a property. It's crucial because it reveals upcoming local developments, road changes, and planning permissions that might affect the property's value or your enjoyment of it.


Q2: How can a Planning Search affect my decision to purchase a home?

A2: A Planning Search provides details on pending or approved applications within a 250-meter radius of a property. Knowing about potential future developments can help you avoid surprises that could impact the property’s environment and value.


Q3: Why should I consider a Drainage and Water Search before purchasing the property?

A3: This search determines the location and condition of drainage systems, assessing risks such as water logging. It’s essential for ensuring the property has adequate drainage and is not prone to flooding or sewage issues.


Q4: What does an Environmental Search cover?

A4: An Environmental Search investigates risks like flooding, land contamination, and ground stability within 500 meters of a property. It's vital for assessing environmental threats that could affect your health, the property's livability, and future resale value.


Q5: Why is a Flood Risk Search important?

A5: If the property is near water bodies, a Flood Risk Search evaluates the likelihood of flooding. This is crucial for determining insurance costs and mitigating potential flood damage.


Q6: What is a Coal Mining Search and who should get one?

A6: Anyone purchasing property in an area with historical industrial activities should consider a Coal Mining Search. It checks for past mining operations that could affect the ground stability and future property integrity.


Q7: What are Chancel Repair Liabilities and how do I check for them?

A7: Chancel Repair Liability is an ancient law requiring property owners in certain areas to contribute to local church repairs. A Chancel Repair Search confirms whether your property is affected, preventing unexpected future expenses.


Q8: How does the Land Registry Pre-Completion Search protect me?

A8: This search confirms the seller's legal ownership and any encumbrances like liens or bankruptcies. It ensures you’re buying from the rightful owner and that the property is free of unresolved financial issues.


Q9: Should I be concerned about HS2 and other large infrastructure projects?

A9: Yes, especially if buying near planned routes like HS2 or Northern Powerhouse links. Such projects can affect property prices and your daily living environment due to construction and increased traffic.


Q10: How can AMS SURVEYS help with property searches?

A10: AMS SURVEYS, as a Chartered Building Surveying Practice in Liverpool, offers expert guidance and comprehensive property search services to ensure your investment is secure and free from unforeseen liabilities, we can work in conjunction with your appointed legal adviser to provide a complete Techincal Due Diligence service you can trust. Contact us at contact@amssurveys.co.uk or 0151 314 6650 for tailored advice.

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