Property searches are enquiries made of various public bodies and registers to obtain information about a property that does not appear from inspecting the property itself or from reviewing the title documents. They are most commonly associated with property purchases, but the information they reveal is also relevant in property disputes, boundary claims, and planning matters.
A local authority search has two parts. The Local Land Charges Register search reveals charges and restrictions registered against the property, including listed building status, conservation area designation, planning enforcement notices, and financial charges. The CON29 enquiries seek information about planning permissions granted and refused, road adoption, contaminated land designations, and various other matters affecting the property.
A drainage and water search reveals whether the property is connected to the public sewer and water main, whether any public sewer runs within the property's boundary that might restrict development, and the location of water mains.
An environmental search covers matters including flood risk, ground stability, contaminated land risk, and radon levels. Environmental searches are particularly important in areas with historic industrial use, near rivers or coastal areas, and in certain geological zones.
A Land Registry official copy of the title register and title plan reveals who owns the property, what mortgages or charges are registered, and what easements, rights, and restrictions affect the title. In boundary and neighbour disputes, the title plan and any noted rights are often the starting point for legal analysis.
In boundary disputes, the title plan from the Land Registry is central evidence. In planning enforcement cases, the local authority search reveals what enforcement notices have been served. In disputes about development rights, the CON29 reveals what has previously been granted or refused. In neighbour disputes involving drainage, the water search reveals the position of sewers that may be relevant.
Property searches reveal information about a property that cannot be found from inspection or title documents alone. Local authority searches, drainage searches, environmental searches, and Land Registry searches each provide different information. In property disputes, search results can be central evidence. A specialist property barrister can advise on what the search results mean for your position.
Early specialist advice can save you significant time and cost further down the line. Contact the Barrister Connect team here.