Introduction
Although local authority searches are usually carried out by a tenant during the legal process of taking a commercial lease, landlords should still understand how these searches work and what information they reveal. In some cases, proactive landlords may choose to obtain certain searches in advance in order to speed up the letting process and provide reassurance to prospective tenants.
This section explains the purpose of local searches and how they can influence commercial property transactions.
Local Authority Searches for Commercial Property
Local searches provide detailed information about a property and the surrounding area. They help identify potential issues that could affect the property’s use, value or development potential.
During a commercial property transaction, tenants or their solicitors will normally request a local search from the relevant local authority as part of the conveyancing process.
The search will usually reveal information such as:
- Planning applications affecting the property
- Planning permissions and restrictions
- Building control approvals
- Nearby road schemes and transport projects
- Local development proposals
- Conservation areas or listed building status
- Environmental concerns, including contaminated land
These searches help ensure that tenants are fully aware of any restrictions or developments that could affect their business operations after occupying the premises.
1. Why some landlords provide searches in advance
Although tenants typically arrange their own searches, some landlords choose to obtain them before marketing the property.
Providing recent search results can offer several advantages:
- Demonstrates transparency and professionalism
- Reduces delays during legal negotiations
- Helps answer tenant enquiries quickly
- Improves confidence in the property
- Potentially shortens the overall transaction timeline
If landlords choose to supply search results, they should generally be no more than three months old, as many solicitors will not rely on outdated documentation.
Given the relatively modest cost of obtaining these reports, some landlords view this as a worthwhile investment to help secure tenants more quickly.
2. How local searches are obtained
Local authority searches are normally arranged by a solicitor acting for the tenant or landlord. The solicitor will request the relevant information from the local council where the property is located.
The process typically takes two to three weeks, although this timeframe can vary depending on the local authority.
In some cases, the process can be expedited through a personal search provider, which may obtain the required information more quickly for an additional fee.
3. Additional searches that may be relevant
In addition to standard local authority searches, other specialist searches may be recommended depending on the location and type of property.
Providing information from these searches may also help reassure potential tenants.
a. Radon Gas Search
Radon is a naturally occurring radioactive gas that can be present in certain geological areas. High levels of radon exposure are associated with health risks, including lung cancer.
Radon risk levels vary across the UK and are monitored by the UK Health Security Agency (formerly Public Health England). Radon risk maps identify areas where elevated levels may occur.
If a property is located in a higher-risk area, specialist testing equipment may be required to measure radon levels within the building.
b. Flood risk assessment
Flood risk searches assess whether a property may be affected by flooding from sources such as rivers, coastal waters, groundwater or surface water.
Flood risk assessments are important because properties located in high-risk areas may experience:
- Higher insurance premiums
- Difficulty obtaining building insurance
- Potential operational disruption for tenants
Flood risk data is maintained and regularly updated by the Environment Agency and can be accessed through specialist search providers.
c. Chancel repair liability
Chancel repair liability is an historic legal obligation that can require landowners to contribute towards repairs to a parish church. Although relatively uncommon, the liability can still exist in certain areas where land was historically owned by the Church.
A chancel repair search can identify whether a property may be located within a parish where such liability exists.
Although the risk is generally low, some property owners choose to carry out this search to remove any uncertainty.
A well-known case involved a couple who were required to contribute significant funds toward church repairs after it was discovered their property carried this historic liability.
4. Typical costs of local searches
The cost of standard local authority searches usually ranges between £200 and £400, depending on the local authority and the number of reports required.
Additional searches such as flood risk reports or environmental assessments may involve extra fees.
A chancel repair search is not typically included in standard search packages and may cost approximately £100 to £150.
Summary
Local searches provide important information about a commercial property and the surrounding area, helping identify potential planning restrictions, environmental issues and development proposals. Although tenants usually arrange these searches during the legal process, landlords who obtain them in advance may be able to accelerate negotiations and provide greater confidence to prospective occupiers.
Understanding the purpose of local searches and the types of information they reveal allows landlords to better prepare for the letting process and address potential concerns before they arise.