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A metal house keyring, with keys, and a magnifying glass over; our Conveyancing Solicitors in Preston discuss searches and why these are important in your Conveyancing purchase.
When purchasing a property, conveyancing searches are an extremely important part of the conveyancing process that our Conveyancing Solicitors in Preston would always recommend carrying out. In fact, if you are buying with the assistance of a mortgage, your Lender will require that searches are carried out so any potential issues with the property are revealed and can be reported to them. The only time that lenders do not require searches, generally, is when the lender already lends against the property to the borrower, for example, when a person is remortgaging with the same lender. 

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What are Conveyancing Searches? 

Conveyancing Searches are, in effect, a standard set of enquiries which are raised with various authorities, including the local authority and the Water Company, to provide further insight into the specific property, and, in particular, any risks that may come with it. The various authorities then compile the information they hold about the property and provide responses to the questions raised. This is done through a search provider usually, and our Conveyancing Solicitors in Preston currently use Searches Direct. The results then gives both you and your Conveyancing solicitors in Preston much more information that can be used to ensure the integrity of the property being purchased. 

What Conveyancing Searches do I need & what do they mean? 

At MG Legal, your Conveyancing Solicitors in Preston, we normally instruct a pre-set bundle of searches on your behalf, which includes: 

Local Authority Search 

The results of this search will reveal any planning entries, land charges on the property, road adoption status, details of any nearby proposed development or road/traffic schemes, etc. This search provides a large volume of detail on a range of different aspects of the property and the surrounding area. 

Environmental Search 

The environmental search results look particularly to environmental issues, and will reveal whether the property is at risk of flooding, contaminated land, natural ground subsidence, radon gas, etc. This, too, is a large report with a lot of information, inclusive of detailed diagrams to provide further information on the points noted. 

Water and Drainage Search 

This search looks to if and where the property is connected in terms of water and sewerage, who any charges are payable to, and, importantly, whether there are any mains located within the property boundaries. This can help the property buyer to know whether they have to be aware of any mains in case of building work or development of the property. 

Coal Mining Search 

The coal and mining search provides detail on any historical, present, and future risks posed to the property by mining at the property and surrounding area. 

Why choose MG Legal Solicitors? 

No hidden fees.

Transparent fees. 

Our solicitors offer their services on a clear fixed-fee or hourly rate, and accept personal injury claims on a no win no fee basis. 
We are the experts

We are the experts. 

Here at MG Legal, our team of friendly solicitors are fully-qualified and have over thirty years' experience in helping clients just like you. 
Regular Communication

Regular communication. 

When you work with MG Legal, your solicitor will be in regular contact so you have step-by-step updates. 
Multiple Office locations.

Multiple office locations. 

If you are looking to instruct our solicitors, we have offices in Garstang, Longridge, Lancaster and Lytham for your convenience. 

What happens after Conveyancing Solicitors receive results of the searches? 

Upon receiving the results of your searches, your Conveyancing Solicitors in Preston will review the results of the searches, and report to you on any issues revealed. You can then decide whether you would like any further investigation carried out into any of the risks. 


The results of the environmental report reveal that there is a high risk of flooding within a specific area of the property. You may then wish for your Conveyancing Solicitors to carry out a flood risk search, the results of which would help clarify the extent of this risk, and whether the same is likely to cause any adverse effects to the property in the future. 
Once satisfied with the results of the searches, your Conveyancing Solicitors can then proceed to raise any additional enquiries with your seller’s solicitor, to progress your conveyancing transaction. 


The results of the local authority search reveal entries in relation to various building and other works that have been carried out at the property. Your conveyancing solicitors in Preston would raise the necessary enquiries to ensure the appropriate Planning Permissions (if required) were obtained, and that the works are Building Regulations Approved, requesting any documentation which provides evidence of the same. See more about Building Regulations, here
As you can see, on the surface, searches may not seem very important, however, they can affect many other aspect aspects conveyancing transaction. Once all enquiries have been satisfied, your Conveyancing Solicitors in Preston can report to you on the property, and all parties can then proceed to discuss proposed dates to complete your property purchase. 
For more information on the importance of searches, or any other conveyancing query, please contact our specialist team of conveyancing solicitors in Preston today on 01772 783314 or email

Why choose MG Legal, Conveyancing Solicitors in Preston? 

Clear, fixed-fees 

Fully-Qualified Conveyancing Solicitors 

Tailored Service 

Multiple Office Locations 

Decades of Experience 

Home Visits 

This article was published on 12 Ocotber 2018, and updated on 17 January 2024. 
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