In support of frequently raised questions requiring answers or points of clarification, we have compiled a list of FAQ’s. These will be periodically reviewed and updated with additional responses when appropriate.
Q: Why should we use Property Search North East as our search provider?
A: With our vast local knowledge and experience we are ideally suited to provide the professional service that our clients expect! In addition we can supply all the searches required by any team of conveyancers. Please contact us for a list of our search prices.
Q: Are you members of any regulatory bodies?
A: We are members of both IPSA and The Search Code and all our Regulated Local Authority Searches display both Logos as per their requirements.
Q: Are you covered by Professional Indemnity Insurance?
A: Yes, we are covered by 5 million PI. A copy of our policy is available upon request.
Q: What is the difference between a Regulated Personal Local Authority Search and Council Search?
A: None, in terms of content. Until HIPs there was a difference in the content of the two searches as the Local Authorities would, in the majority of cases, not grant personal search companies access to all the data required to complete the Con29 part of the local authority search. With the introduction of HIPs the local authorities were required to provide all the information and put systems in place for us to obtain this information, even if it meant we had to pay a fee. Since 2010, Personal Search Companies, utilising the Environmental Information Regulations, have been fighting to gain this information free of charge, and in reasonable time scales. This has been a successful campaign in the majority of cases, with only a few authorities making us wait for data or requiring a fee to provide the information.
Q: What is the difference between a Residential property request and a Commercial property request?
A: Commercial searches are considerably more expensive but are also classed as anything other than a plot of land with an existing residential property within the boundary of that land. So if a plan and request is for land at, or land adjacent to x address but does not already have a dwelling on it that is being searched against, then the Water and Coal Authorities as well as most Local Authorities will describe this as either a development site or commercial site and charge the commercial fees. In addition farms that are actually working farms and include land and outbuildings will also be classed as commercial properties. Conversions and small farms with little land should normally be classed as residential.
Q: How long does it take to return the searches?
A: (1) Regulated Personal Local Authority Searches from the North East of England are usually returned in 3-5 working days, excluding the whole of County Durham where searches take 10/15 working days. Personal Local Authority Searches outside of the North East vary and we will give you an estimate of a return date if it exceeds our usual 5 working days.
(2) Drainage Reports – usually returned within 5 working days, depending upon the Water Authority.
(3) Environmental Reports – usually the same day/12 hours if ordered before 4pm
(4) Coal Reports – usually within 2 working days
(5) Common Land – usually returned at the same time as the Local Authority Search
(6) Chancel Check – usually within 12 hours
(7) Other searches – as and when they are returned to us by the report provider
Q: Can you expedite searches?
A: When requested we will expedite where we can and will advise you on a per case basis. Certain report providers do charge a premium for this service.
Q: Can we cancel the searches at any time?
A: Because we order the searches within an hour or two of receipt of an order it is usually impossible to cancel the Water and Drainage, Coal, Chancel and Environmental Reports. We can usually cancel a Regulated Personal Local Authority Search up until the day the search is due to be carried out, however, this may not be possible outside of the North East, and we will advise you as soon as we can whether it is indeed possible. Council searches submitted through us will be impossible to cancel once the Local Authority has received the instruction.
Q: Do I need to submit a plan?
A: Yes, if you would like us to book in and carry out the searches as soon as possible! This is because the vast majority of Local Authorities now require us to submit a search at the time of request. If you send us a plan then we can usually request a search date/appointment immediately. If we have to rely on a plan from the Coal or Water and Drainage Report then this can result in a delay of a day or two before we can book the search.
A plan is also essential if it is a plot on a new development!
Q: What areas do you cover?
A: We can supply searches for properties all over England and Wales. Regulated Personal Local Authority Searches in the North East will be carried out by our own Property Search North East Search Agents. Regulated Personal Local Authority Searches outside of the North East are carried out by our chosen, screened, fellow IPSA and Search Code accredited members. All searches received by our partners are individually checked by our agents and typed onto our search templates before being returned to our clients.
Q: We require a full range of conveyancing searches, can we use you as a One Stop Shop Search Provider?
A: Yes, we can supply all the conveyancing searches you will require. Please contact us for a list of our searches and prices.
Q: Are there any additional disbursements we will need to pay and advise our clients about?
A: Local Authorities are required to provide us with all the information on the Con29R. However, a number of them are still charging us for this information. We can either then complete the search without this information or order the information at additional cost. Each Authority has different disbursements so if it is out of the North East we will advise you on a per case basis as to any additional disbursements. We are fortunate that in the North East we can obtain all the information free of charge although some authorities make us wait up to 10/15 working days for some information!
Q: What if I have a query on a search?
A: For searches carried out in the North East you will get to speak to the agent who carried out the search in the first instance. If necessary we will contact the council and sort out your query for you. If the search was carried out by another firm outside of the North East we will contact them and deal with the query on your behalf.
If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm’s final response, after your complaint has been formally considered, or if the firm has exceeded the response time scales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs).
Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB.
TPOs Contact Details:
The Property Ombudsman Scheme Milford House 43-55 Milford Street Salisbury Wiltshire SP1 2BP Tel: 01722 333306 Fax: 01722 332296 Email: admin@tpos.co.uk website www.tpos.co.uk
You can get more information about the PCCB from www.propertycodes.org.uk.
PLEASE ASK YOUR SEARCH PROVIDER IF YOU WOULD LIKE A COPY OF THE SEARCH CODE
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