Local Authority Searches for Home Buyers

At Towerstone, we provide specialist property accountancy services for homeowners, landlords, and property investors. We have written this article to explain what local authority searches cover, helping you make informed decisions.

A local authority search is one of the most important parts of the home buying process in the UK, yet it is also one of the least understood. Buyers often hear that they are “waiting on searches” without really knowing what that means, why it takes time, or what information is actually being checked. Some even wonder whether searches are optional or just solicitor box ticking.

In reality, the local authority search plays a critical role in protecting you from buying a property with hidden legal or planning problems. It does not look at the physical condition of the house. Instead, it looks at what the local council knows about the property and the land around it, and that information can directly affect value, use, mortgageability, and future plans.

In this guide, I will explain clearly and practically what a local authority search is, what it covers, why it is required, how long it takes, and what can go wrong if it is skipped or misunderstood. This reflects how conveyancing actually works in the UK rather than how it is sometimes simplified.

The simple definition

A local authority search is a set of enquiries made to the local council about a specific property.

It reveals information held by the council that may affect the property, such as planning decisions, building regulations approvals, road adoption status, enforcement notices, and proposed local developments.

The search is carried out by the buyer’s solicitor and is designed to uncover legal and regulatory issues that are not always obvious from viewing the property or reading the title register.

Why the local authority search exists

The purpose of the local authority search is to protect buyers and mortgage lenders.

Councils hold records about land use, planning control, and enforcement. If you buy a property without checking these records, you could inherit serious problems without knowing it.

Examples include discovering that an extension was built without approval, that the road outside your house is not adopted, or that the council plans to build a major road nearby.

The local authority search is how these risks are identified before you commit to the purchase.

Who orders the local authority search

The local authority search is ordered by the buyer’s solicitor or conveyancer.

It is not something the seller controls, and it is not optional for most buyers. If you are using a mortgage, your lender will almost always require a satisfactory local authority search before releasing funds.

Even cash buyers usually choose to have one, because the risks of not doing so can be significant.

What the local authority search actually covers

The local authority search is usually split into two main parts, often referred to as LLC1 and CON29.

Together, these sections provide a broad picture of how the property is regulated and affected by local authority matters.

Planning permissions and applications

One of the most important things the search reveals is planning history.

This includes planning permissions that have been granted or refused for the property, and sometimes nearby properties, depending on the search type.

This matters because:

• It confirms whether extensions or alterations were approved

• It shows whether conditions were attached to permissions

• It reveals refused applications that may affect future plans

A property may look perfectly fine, but if work was carried out without planning permission, that can create legal and resale issues.

Building regulations approvals

Planning permission and building regulations are not the same, and both matter.

The local authority search shows whether building regulations approval was obtained for works such as extensions, loft conversions, structural alterations, or major installations.

Missing building regulations approval is one of the most common issues revealed by searches.

This does not always mean the work is unsafe, but it does mean there is a compliance risk that needs to be addressed.

Enforcement notices and breaches

The search reveals whether the council has taken, or intends to take, enforcement action against the property.

This includes enforcement notices for unauthorised building work, breach of planning conditions, or unlawful use of the property.

This is a major red flag. Enforcement notices bind the property, not the owner. If one exists, you could become responsible for resolving it after purchase.

Road adoption and highway matters

Another key area covered by the local authority search is highways information.

It tells you whether the road outside the property is adopted and maintained by the council, or whether it is private.

This matters because:

• Private roads may require residents to pay for maintenance

• Lenders may be cautious about access issues

• Future repair costs can be significant

The search also reveals proposals for new roads, road widening, or traffic schemes that could affect the property.

Public rights of way

The search can reveal whether public rights of way affect the property.

This includes footpaths, bridleways, or byways that cross or run alongside the land.

While not always a deal breaker, rights of way can affect privacy, security, and development potential.

Conservation areas and listed status

The local authority search confirms whether the property is in a conservation area or is affected by other designations.

Conservation area status does not prevent ownership, but it does restrict what you can do to the property without consent.

Buyers planning alterations need to understand these restrictions early.

Tree preservation orders

Tree preservation orders, often called TPOs, are also revealed by the search.

A TPO means you cannot cut down, prune, or alter certain trees without council consent.

This can affect garden use, maintenance costs, and development plans.

Compulsory purchase orders

The search will reveal whether the property is affected by a compulsory purchase order.

This is rare in residential transactions, but if it applies, it is extremely important.

A compulsory purchase order means the council or another authority has the power to acquire the property, usually for infrastructure or regeneration.

Proposed local developments

Depending on the search type, information may be included about proposed developments or schemes near the property.

This can include:

• New roads

• Transport schemes

• Regeneration projects

• Infrastructure changes

While not always definitive, this information helps buyers understand potential future changes to the area.

Why buyers cannot rely on what the seller says

Sellers are required to answer certain questions honestly, but they are not expected to have complete knowledge of council records.

A seller may genuinely not know that an old extension lacks building regulations approval or that a road is private.

The local authority search provides independent verification rather than relying on personal knowledge.

What the local authority search does not cover

It is just as important to understand what the local authority search does not cover.

It does not inspect the property physically.
It does not assess structural condition.
It does not confirm boundaries precisely.
It does not check flood risk in detail.

Other searches and surveys deal with these areas.

How the local authority search fits with other searches

The local authority search is usually ordered alongside other standard searches.

These include the drainage and water search and the environmental search.

Each search covers different risks, and together they build a fuller picture of the property.

Skipping one search does not mean the others cover the same ground.

How long a local authority search takes

Local authority search times vary widely across the UK.

In some councils, searches are returned within a few days. In others, they can take four to six weeks or longer, particularly during busy periods.

This variation is one of the main reasons conveyancing timescales differ so much by location.

The delay is almost never caused by the buyer or seller.

Why local authority searches cause delays

Delays usually occur because councils have backlogs, limited staff, or outdated systems.

Unlike many other parts of conveyancing, buyers and solicitors have very little control over how quickly a council processes searches.

This is why searches are often the longest single wait in the buying process.

Can local authority searches be sped up

In some areas, councils offer an expedited service for an additional fee.

In other areas, personal search companies can sometimes obtain information faster by inspecting records directly.

However, not all lenders accept personal searches, and not all councils allow them.

There is no universal way to guarantee speed.

What happens when the search results come back

Once the local authority search is returned, the buyer’s solicitor reviews the results and raises any additional enquiries with the seller’s solicitor.

If the search reveals issues, such as missing approvals or private road status, these need to be addressed before exchange of contracts.

This follow up stage often takes longer than the search itself.

Common issues revealed by local authority searches

From real world experience, the most common issues include:

• Missing building regulations certificates

• Unauthorised extensions

• Roads not adopted by the council

• Historic planning conditions not formally discharged

• Properties in conservation areas

Most of these issues are solvable, but they need time and careful handling.

Indemnity insurance and local authority searches

Where a search reveals a historic issue that cannot easily be resolved, indemnity insurance is often used.

This provides financial protection if the council enforces against the issue in future.

It does not fix the problem, but it allows the transaction to proceed in many cases.

Why lenders care so much about local authority searches

Mortgage lenders rely on the local authority search to protect the value of their security.

They want to ensure that nothing in the council’s records could materially affect the property’s value or use.

If a lender is not satisfied with the search results, they may refuse to lend or impose conditions.

This is why searches are non negotiable for most mortgage purchases.

Can a buyer skip the local authority search

Cash buyers can technically choose to skip searches, but this is risky.

Problems revealed by local authority searches do not disappear simply because you do not look for them.

Skipping a search may save time initially, but it can create serious issues later when you try to sell or remortgage.

Most experienced buyers still carry out searches even when not required by a lender.

Sellers and local authority searches

Sellers do not usually obtain local authority searches themselves, but being prepared can help.

Having planning permissions, building regulations certificates, and clear information ready allows issues to be dealt with quickly once searches are reviewed.

This can significantly reduce delays.

Common misconceptions about local authority searches

There are several myths worth clearing up.

Local authority searches are not optional for most buyers.
They are not controlled by the seller.
They are not something solicitors delay deliberately.
They are not the same as surveys.

Understanding these points helps reduce frustration during the process.

Why the local authority search protects you long term

The information revealed by a local authority search does not just affect your purchase.

It affects:

• Your ability to alter the property

• Your running costs

• Your resale value

• Your mortgageability

Buying without this information is like buying blind.

A practical example

Imagine buying a house with a rear extension that looks well built.

Without a local authority search, you may not discover that building regulations approval was never obtained.

Years later, when you come to sell, the same issue arises and delays your sale or reduces value.

The local authority search helps catch this early so it can be resolved once rather than passed on as a problem.

Final thoughts from real world experience

So, what is a local authority search when buying a house. It is a crucial check of the council’s records that protects you from hidden legal and regulatory problems.

In my experience, buyers who understand the purpose of the search are far less frustrated by the wait and far more confident in their decision once the results are in.

A local authority search is not just paperwork. It is one of the most important safeguards you have when buying a home, and its value often only becomes clear years later.

If you would like to explore related property guidance, you may find what is a maisonette house and what is a passive house useful. For broader property guidance, visit our property hub.