How Conveyancing Search Companies Work (UK)
In England and Wales, when you buy or remortgage a property, your solicitor orders property searches to uncover legal, environmental, and planning issues. Conveyancing search companies act as intermediaries between your solicitor and the organisations that hold this information.
🏢 What Is a Conveyancing Search Company?
A conveyancing search company is a specialist provider that:
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Orders property searches from local authorities and data providers
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Compiles results into standardised reports
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Returns them quickly to the solicitor handling the transaction
Well-known UK providers include:
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SearchFlow
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tmgroup
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Groundsure
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Armalytix (data/verification tools used alongside searches)
Your solicitor typically has an account with one of these providers and orders searches through their online portal.
🔍 What Searches Do They Arrange?
Here are the main searches usually ordered:
1️⃣ Local Authority Search
Obtains information from the relevant council about:
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Planning permissions
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Building regulations approvals
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Enforcement notices
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Road schemes affecting the property
Data comes from the local council (e.g., Manchester City Council).
2️⃣ Environmental Search
Checks for:
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Flood risk
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Contaminated land
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Subsidence
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Radon gas
Often compiled using data from agencies such as:
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Environment Agency
3️⃣ Water & Drainage Search
Confirms:
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Whether the property is connected to mains water/sewer
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Location of public drains
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Water authority responsibility
4️⃣ Other Optional Searches
Depending on location:
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Coal/mining searches
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HS2 rail searches
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Chancel repair liability
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Planning report (nearby developments)
⚙️ Step-by-Step: How the Process Works
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Buyer instructs solicitor
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Solicitor orders searches via a search company’s portal
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Search company gathers data from councils and data providers
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Results compiled into reports
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Reports returned to solicitor
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Solicitor reviews and raises enquiries if needed
Typical turnaround time:
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2–10 working days (longer if local authority backlogs exist)
💰 How They Make Money
Search companies:
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Charge solicitors per search
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Add a small admin/processing margin
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May offer bundled search packages
Buyers ultimately pay this cost as part of their conveyancing fees (often £200–£400 total for standard searches).
🏛️ Regulated or Not?
Search companies themselves aren’t solicitors, but many are members of:
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Property Codes Compliance Board
Solicitors using them are regulated by:
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Solicitors Regulation Authority
🧠 Why Not Just Go Direct to the Council?
You technically can order some searches yourself, but:
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It’s slower and more complex
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Lenders require official formats
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Solicitors prefer standardised reports
Search companies streamline the process and reduce administrative burden.
If you'd like, I can also explain:
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