When you need your residential searches quickly, we recommend contacting us directly to confirm current turnaround times, or you can check our Turnaround Times page here.

Your conveyancer may ask if we are Search Code compliant. The answer is yes.
You can find our official listing on the Property Codes Compliance Board (PCCB) website by visiting their site and typing Property Search North East into the search bar.

Our regulated searches are backed by Search Warranty Insurance, and we are fully protected with £5 million Professional Indemnity Insurance.

We can also direct you to trusted solicitors who regularly use our services and will work with you to ensure a speedy, professional transaction.

Our FAQs are updated regularly to address common questions and points of clarification, so please check back for the latest information.

---

Why choose Property Search North East

With over 20 years of experience and extensive local knowledge, we provide a professional, reliable service that our clients trust.
We supply every search required for residential and commercial conveyancing. Please contact us for a full list of searches and prices.

---

Regulatory Membership

We are fully PCCB-regulated, and all our Regulated Local Authority Searches display the Search Code logo, showing that our searches meet the highest industry standards.

---

Professional Indemnity Insurance

We have £5 million Professional Indemnity Insurance in place to protect you and your clients.
A copy of our policy is available upon request.

---

Difference Between a Regulated Personal Local Authority Search and a Council Search

There is no difference in content.

Historically, Local Authorities didn’t always allow personal search companies access to all data needed to complete the CON29 section. With the introduction of Home Information Packs (HIPs), councils were required to provide this information, even if a fee was charged.

Since 2010, search companies have used Environmental Information Regulations to ensure data is provided free of charge and within reasonable timeframes.

Today, the majority of Local Authorities comply, meaning both searches contain the same information, although some councils still charge small fees or have slightly longer turnaround times.

---

Difference Between Residential and Commercial Property Searches

Residential searches apply to properties with an existing home or dwelling within the boundaries of the site.

Commercial searches apply to anything other than a standard residential property, including plots of land with no dwelling, development sites, working farms with outbuildings and land, and larger agricultural properties. Smaller conversions or smallholdings are usually classed as residential, but we can advise you if you’re unsure.

Commercial searches are more expensive because Local Authorities, Water Authorities, and Coal Authorities charge higher fees for these sites.

---

Search Turnaround Times

Approximate turnaround times:

Regulated Personal Local Authority Searches in the North East are usually completed in 3–15 working days. Searches for County Durham take 10–15 working days and Newcastle is currently 20/30 working days (please check our up to date Local Authority Turnaround Times here)
Local Authority Searches outside of the North East vary by council, and we will confirm expected timescales when you place your order.
Drainage Reports are usually returned within 5 working days, depending on the Water Authority.
Environmental Reports are normally returned the same day or within 12 hours if ordered before 4pm.
Coal Reports are typically returned within 2 working days.
Common Land information is returned alongside the Local Authority Search.
Chancel Checks are usually returned within 12 hours.
Other searches are returned as soon as we receive them from the relevant report provider.

---

Expediting Searches

When needed, we will expedite searches wherever possible and advise you on a case-by-case basis.
Please note that some report providers may charge a premium fee for this service.

---

Cancelling Searches

Most searches are ordered within 1–2 hours of receipt, so cancellation options are limited.

Water, Drainage, Coal, Chancel, and Environmental Reports are usually non-cancellable once ordered.
Regulated Personal Local Authority Searches can sometimes be cancelled up to the day the search is due to be carried out, but this varies outside the North East.
Council Searches cannot be cancelled once the instruction has been sent to the Local Authority.

We will always confirm whether a cancellation is possible as soon as you contact us.

---

Submitting a Plan

Providing a clear plan with your request helps us avoid delays.

Most Local Authorities now require a plan to be submitted when booking a search appointment.
If we have to wait for a plan from a Coal or Water/Drainage report, it may delay booking by 1–2 days.
Plans are essential for new developments or plots of land without existing dwellings.

---

Areas We Cover

We provide searches for all properties across England and Wales.

For properties in the North East, our own PSNE search agents carry out the work directly.
For properties outside of the North East, we work with carefully selected, PCCB-compliant partners.

Every search we receive from partners is personally checked by our team and formatted using our own templates before being returned to you.

---

One-Stop Shop for Conveyancing Searches

We can provide every type of conveyancing search you need, making the process simple and streamlined.
Please contact us for a full list of available searches and pricing.

---

Additional Disbursements

Some Local Authorities still charge fees for certain information required for the CON29R section.

If this occurs, you can choose to complete the search without this data or pay the additional fee.
Disbursement fees vary by council, and we will always advise you upfront if extra costs apply.

In the North East, we can usually obtain this information free of charge, although certain councils may take 10–15 working days to provide it.

---

Search Queries

For searches carried out in the North East, you can speak directly with the search agent who carried out your search.

If needed, we will liaise with the relevant Local Authority on your behalf to resolve the issue.
For searches outside of the North East, we will contact our trusted partner and handle the query for you, keeping you updated throughout.

---

PCCB Regulation and Search Code Compliance

Being PCCB-regulated means our searches are carried out to the highest possible standard and provide extra protection to buyers, solicitors, and lenders.

PCCB regulation guarantees that our searches meet strict quality and accuracy rules.
All our searches display the Search Code logo, giving you complete confidence in the reports we provide.
Regulated searches are also backed by Search Warranty Insurance.

---

Why Mortgage Lenders Require Searches

Mortgage lenders rely on Local Authority Searches to protect their investment.

Searches confirm there are no issues that could affect the property’s value or future saleability.

Examples of risks uncovered include properties on contaminated land, major infrastructure projects planned nearby, legal restrictions such as listed building status, or environmental concerns like flood or radon gas risks.

Without searches, mortgage funds will not be released.
Even cash buyers are strongly advised to carry out searches to protect their investment.

---

Supporting Speedy Completions

We pride ourselves on fast turnaround times, with most North East searches completed in 3–15 working days.
For urgent cases, we will expedite searches wherever possible.
We can also recommend trusted solicitors who use our services and work to deliver smooth, professional transactions.

---

Property Search North East – PCCB-regulated, independent searches you can trust.
Smarter Searches. Better Relationships. Growth for Law Firms.
Independent expertise, personal service, and solutions designed for your success.

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