A Local Authority Search (also known as local land charges search or local search) refers to the provision of specific information about a particular property and the surrounding area for buyers and sellers. This is undertaken as part of the conveyancing process by a solicitor or a licensed conveyancer, and is normally a requirement for transactions of commercial properties.^[1]

The solicitor or licensed conveyancer acts on behalf of the property buyer or the tenant, and liaises with the local authority who are responsible for carrying out the local authority Search. Once the local authority gets involved in the search, it takes an average of two to three weeks to complete the process. The timescale depends on which local authority carries out the search. However, the process can be made quicker by carrying out a ‘personal search’. This means paying extra additional cost for a faster service, usually completed within two or three days.^[2]

Local Authority Searches – FAQ

 What is the purpose of a Local Authority Search?

A Local Authority Search is one of the most important steps in buying or selling a property.

It protects buyers, solicitors, and mortgage lenders by revealing any issues that could affect the property now or in the future.

Most mortgage lenders require searches before they release funds. Without them, the purchase cannot complete.

For buyers, searches highlight potential risks such as planning restrictions, environmental problems, or legal obligations. For lenders, they safeguard their financial investment and protect against future disputes.

In short: no searches, no mortgage, no completion.

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  What does a Local Authority Search include?

A Local Authority Search is made up of two main parts, each providing different information about the property and surrounding area.

LLC1 – Local Land Charges Register
The LLC1 is the Official Certificate of Search. It checks for any legal restrictions or obligations on the property, such as:

Listed building status

Conservation areas

Tree Preservation Orders (TPOs)

Smoke control zones

Improvement or renovation grants

Future planned developments

These factors are essential to know as they can limit what you can do with the property and may affect its resale value.

CON29 – Enquiries of the Local Authority
This form provides detailed insights into the property and its surroundings.
It is split into two sections:

CON29(R) – Required Enquiries:

Building control history and breaches

Planned new roads or motorway schemes

Contaminated land notifications

Radon gas risk levels

CON29(O) – Optional Enquiries:
These are ordered if extra checks are needed, such as:

Public paths or rights of way

Environmental and pollution notices

Noise abatement issues

Urban development or enterprise zones

Pipelines or hazardous substances

Houses in multiple occupation (HMOs)

Common land, parks, and countryside

Together, these two reports give a complete picture of the property, helping buyers and lenders make fully informed decisions.

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Why are searches important for mortgages?

Mortgage lenders insist on Local Authority Searches before releasing mortgage funds.

This protects both the buyer and the lender from hidden risks that could affect the property’s value, safety, or future saleability.

Examples of red flags include:

A major road scheme planned near the property

Contaminated or unstable land

Legal restrictions like listed building status

Properties in flood-risk or radon gas areas

Even cash buyers should still get searches. They’re the best way to protect your investment and avoid unexpected, costly surprises later.

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Where do Local Authority Searches apply?

Local Authority Searches are required for all residential and commercial properties in England and Wales.

Each local council holds and maintains the data needed for these searches.
In Scotland and Northern Ireland, similar checks exist but they follow different processes and may be known by different names.

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 What is a Local Authority?

A Local Authority is your local council, responsible for services like planning, housing, roads, and environmental health in a specific geographical area.

There are three main structures:

Standard Local Authority: Split into smaller councils, e.g., Cheshire East and Cheshire West.

Unitary Authority: One council that provides all local services in its area.

Greater London: Managed by 32 individual boroughs, each responsible for its own searches.

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 Who orders the Local Authority Search?

Usually, your solicitor or conveyancer will order the search on your behalf.

Many work with independent, PCCB-regulated search providers like Property Search North East to ensure searches are delivered quickly, accurately, and fully compliant with industry standards.

Using a PCCB-regulated provider protects everyone involved — the buyer, solicitor, and mortgage lender — giving peace of mind throughout the process.

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 How do I find my Local Authority?

Your solicitor or search provider will normally confirm which council holds the data for your property.

If you want to check yourself, you can:

Visit the UK Government Local Council Finder

Enter the property postcode to locate the relevant council.

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 Why choose a PCCB-regulated search provider like PSNE?

The Property Codes Compliance Board (PCCB) regulates search companies to ensure quality and protect consumers.

Choosing a PCCB-regulated provider guarantees:

Searches meet strict quality and accuracy standards

Clear and fair business practices

Extra protection through the Search Code, giving buyers and lenders confidence

At Property Search North East, we’ve been PCCB-regulated since the inception of the Search Code and the PCCB, combining trusted local expertise with modern technology like JSON report delivery via Elan, ensuring seamless integration and reliable results.

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Why searches matter more than ever

For buyers: Searches reveal issues that could affect future plans or property value.

For solicitors: They reduce risk and keep transactions moving smoothly.

For mortgage lenders: Searches safeguard their financial investment.

Without accurate, compliant searches, a transaction could be delayed — or even collapse.

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Property Search North East – PCCB-regulated, independent searches you can trust.
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