Property Searches

The reason mortgage companies require searches is to protect their investment. It doesn’t cost that much and it’s risky to not do them but your choice.

You should always carry out searches. They reveal far more than you might think. Don’t rely on the house being on an estate built 26 years ago. The information available to search companies is constantly being updated. Maybe the estate was built on a former tannery site (anthrax) or a former quarry (subsidence). However that’s only the environmental search, which can also reveal potential flooding of which you’re unaware. The local authority search reveals many relevant matters too, such as road proposals of which you’re unaware, the lack of planning permission for extensions, all manner of things. It won’t however reveal planning applications for nearby properties unless your solicitor expressly asks for them. A house in a village near me has a public footpath running through the garden, disused but still a legal right of way - the owners didn’t do full searches when they bought. Just some examples You buy without these searches at your peril. A mortgage lender would insist on them, for good reason. Penny wise, pound foolish.

I agree with GSM.

Relatives of mine are buying a house for just under £1 million and it will be a cash sale. There is no central heating, it will need rewiring replumbing, etc., as I have gathered from the estate agent's photos. The estate agent must think Christmas has come early as they also are not having it surveyed, so I think he is working 24/7 to sell the house to these idiots.

No survey? Madness.

I want to get them but he is adamant having spoken to his friend who is a chartered surveyor they are not necessary. To be fair the houses have been built on what was farmland, there is no way a road or train line will be going through. There are no footpaths and the village has never flooded in its history being a cliff village. Houses are being bought and sold all the time so would appear there is nothing untoward being thrown up but I am still uneasy. We are cash buyers so no mortgage company requesting searches.

I would be uneasy too. What is his problem with spending a bit in order to have peace of mind?

Where I used to live there was some farmland known locally as ‘the anthrax site’. Animals who had died during an anthrax outbreak were buried there. Eventually it was developed. It was still known as the anthrax site.

A footpath may not be evident, it may have been long disused, but in law disuse doesn’t extinguish it - hence the local problem. And road proposals don’t have to involve creation of roads through your property in order to adversely affect it,

Your husband is, if I may say so, being extremely foolish. He should take your solicitor’s advice - you’re both paying for it,

I have no idea why he is being so stubborn I agree that the house is in a cul de sac and there has never been a foot path across that land. I know there certain hasn’t been anthrax on the site (I worked for the vet). Where the houses are placed it would be impossible for a road to adversely affect them. So I get his logic to a point but he won’t be moved on the point.

why does he get to decide on this ?
presumably it is a joint purchase.
you could get them done, couldn't you.

Madness. You cannot know the full history of the site. The anthrax site I mentioned went back many decades - do you know how long the spores survive? A public right of way is never extinguished by lack of use. These are just a couple of things that can turn up on searches. There are many others. A chartered surveyor is not a lawyer and cannot advise on legal matters. There is no logic in your husband’s stance. You’re paying for a solicitor’s advice - I suggest you take it.

Hi

Yes I know how quite a bit about anthrax strangely enough. I think for him the fact that other houses are being bought and sold and I presume searched there is nothing to be concerned about,

However he has just said well alright then to searches.

As to why he has so much say is that he is a very typical Yorkshireman.

Always, always carry out a search. You might find all sorts of things which could come back and bite you, if you weren’t aware of them.

One thing that showed up on our searches was hazardous businesses nearby. There were three, only one immediately apparent.

They also showed ground shift. Whether any property in the radius had suffered subsidence or whether there had been any sink holes or land slide.

I can’t remember what else. I’ll maybe have a look later on.

It did show that an estate close by, built about ten years ago had been built on land used for heavy engineering works. People on that estate have a layer of coal dust and clinker underneath their imported top soil!

We are pretty lucky knowing the history of our village and the land here is all arable, no heavy industries luckily.

Well he has agreed now so that is a relief I was getting ready for an argument.

The OP is referring to searches - I'd expect they'll have a survey Charleygirl5...
Maybe not?

I thought searches were a part of the legal process and had to be carried out. We were advised to have a full building survey once the lender was satisfied that the property wouldn’t lose them money. We did this and were able to negotiate a lower price with the vendor to take into account work needed.

NotSpaghetti They will not have a search because it is a waste of money! I have been asked by my nephew's mother to keep my thoughts to myself!!! He is one of the three buying this monstrosity with the thatched roof and 3 outbuildings which look as though they will fall down.

Charleygirl5

NotSpaghetti They will not have a search because it is a waste of money! I have been asked by my nephew's mother to keep my thoughts to myself!!! He is one of the three buying this monstrosity with the thatched roof and 3 outbuildings which look as though they will fall down.

It sounds like one of those properties on Grand Designs where people take on a huge and unknown project.

The searches are not really about the property - that is the survey - certainly that's what happens in England.
They are normally part of the conveyancing.

They look at what's going on locally - any nearby road schemes, contaminations, planning consents or applications by neighbouring properties which may affect your enjoyment/use of the purchase.
If a farmer was about to develop outbuildings into a wedding venue, abattoir (or whatever) it may affect my idea of how much I wanted to live there for example.

Another search is about drainage/ water. This finds out where all the drains are and can show if these are at risk of affecting the property in the future.

4. Environmental search: These look at issues such as flood risk, subsidence risk, and previous uses of land and cover you for environmental issues within 500 metres of the house.

5. Flood risk search: If the property you want to buy is near water. For example; a river, lake, reservoir or coastline, then this search will reveal how high the risk of flooding is in the area.

6. Coal mining and mining searches: Old tunnels may run beneath a property. This is common if it is in an area that was once used for coal, brine or salt mining. These old tunnels can put a property at risk of subsidence. So it’s really important to know what lies beneath a property before buying.

7. Chancel repair search: Most people don’t even know that certain properties have a liability to the local parish for the church for repairs, so this search will check that out. It usually depends on the historic standing of the property and the parish itself. You can generally buy insurance to cover you for any such future bills.

8. Land registry pre-completion search: This search will reveal if the individual selling the property is the legitimate owner of the property and if any bankruptcy has taken place. It ensures that the property is legally safe to buy.

And a relatively new search is our number 9…

9. High-speed rail (HS2): HS2 is the new high-speed railway of which phase 1 is due to open in less than 8 years. The railway will link London, Birmingham and the northwest with trains travelling up to 225mph. This search will check if the property you’re interested in is affected by the planned and extensive works which will cover 25 destinations and serve over 30 million people.

Posted too soon. Sorry!

4-9 copied from elsewhere as I couldn't remember the others!

I don't think Keeper1 said anything about not having a survey.

I am in the process of buying a new build. The building sales office advised me that a search wasn’t necessary as I don’t need a mortgage and all my new neighbours have had one done. My solicitor advised me I should have one. It cost £300 but it has given me peace of mind.

When I last bought property. I was advised to have a search as it was expensive and largest investment I did and will ever make. It is 100% essential to have expert opinion. Good luck

Hi

It was only the searches that we were having heated discussions about. Although they are only future proofed as it were for six months. So developments, changes of use to nearby land etc can still happen so the peace of mind is more for the here and now and could affect the price paid.

Searches are only compulsory is you are getting a mortgage. Our chartered surveyor friend still says they aren’t really worth it given where the property is but I want them doing even if they prove to be entirely unnecessary.

A structural survey of course is entirely different.

Nicky7of7

I am in the process of buying a new build. The building sales office advised me that a search wasn’t necessary as I don’t need a mortgage and all my new neighbours have had one done. My solicitor advised me I should have one. It cost £300 but it has given me peace of mind.

Never, ever believe what builders’ sales people tell you. All they are interested in is a quick exchange of contracts to secure their commission. Searches take a little while. If you asked them what questions search forms contain they wouldn’t have a clue. I worked for developers for many years.