Introduction
Local searches are typically arranged by the purchaser during the conveyancing process when buying a commercial property. However, some proactive sellers choose to obtain searches in advance and provide them within an information pack to prospective buyers. This approach can help reduce uncertainty, speed up legal due diligence and make a property more attractive in a competitive market.
Understanding what local searches cover — and when it may be beneficial to commission them — can support a smoother and more efficient commercial property transaction.
Local Searches Relating to Selling a Commercial Property
Although local searches are usually undertaken at the buyer’s expense, sellers who provide a comprehensive legal or information pack upfront may benefit from:
- Faster transaction times
- Fewer legal enquiries during conveyancing
- Greater buyer confidence
- Reduced risk of price renegotiation
- Improved marketability of the property
Given that the cost of searches is generally small relative to the value of a commercial property transaction, providing them in advance can sometimes be worthwhile.
Local searches investigate what has happened — and what may happen — to a property and the surrounding area. The purpose is to identify matters that could affect value, use, development potential or future liabilities.
Most commercial property purchases will involve local authority searches as part of the legal due diligence process.
What local authority searches typically cover
A standard local authority search normally includes information relating to:
- Planning permissions (historic and current)
- Building regulation approvals and compliance
- Enforcement notices or breaches of planning control
- Highway schemes and road adoption status
- Compulsory purchase orders
- Conservation areas and listed building status
- Tree preservation orders
- Proposed developments in the surrounding area
- Environmental health notices
- Contaminated land designations
- Drainage and sewer adoption
- Infrastructure projects that may affect the property
These searches help ensure there are no unexpected legal or financial issues after completion.
Timescales for local searches
Searches are typically requested by a solicitor acting for the buyer, and processing times vary depending on the local authority. In many areas the timeframe is between one and three weeks, although delays can occur in busy councils.
Personal search companies can sometimes obtain results more quickly for an additional fee.
If sellers provide searches upfront, it can remove this delay entirely from the transaction timeline.
Additional searches sellers may consider
In certain circumstances, additional specialist searches may be beneficial to reduce buyer concerns and support a sale.
Environmental and contamination searches
Environmental searches identify potential contamination risks arising from previous industrial uses, landfill sites or hazardous substances. These issues can affect property value and financing availability.
Providing environmental reports in advance may reassure buyers, particularly for industrial or redevelopment sites.
Flood risk searches
Flood risk is an increasingly important factor for commercial property purchasers, insurers and lenders.
Flood searches typically assess:
- River and coastal flood risk
- Surface water flooding
- Historic flooding events
- Insurance availability implications
Properties located in higher-risk areas may still be saleable, but buyers will want clarity regarding insurability and future risk exposure.
The Environment Agency regularly updates flood mapping data, so current information is essential.
Radon gas searches
Radon is a naturally occurring radioactive gas that can accumulate in buildings in certain geological areas of the UK. Long-term exposure to high concentrations is associated with health risks.
Radon searches identify whether a property lies within a higher-risk zone and whether testing may be required.
Higher-risk areas are found in parts of:
- South West England
- Midlands
- Wales
- Northern England
Specialist advice can be obtained where risks are identified.
Chancel Repair Liability
Chancel repair liability is an historic legal obligation that can require property owners to contribute to repairs of a local parish church. Although relatively rare, liability can still exist in some areas.
This risk originates from historic land ownership arrangements dating back centuries and may attach to land regardless of modern ownership changes.
A well-known case involved homeowners being required to pay substantial sums towards church repairs after legal proceedings confirmed the liability remained enforceable.
A chancel search is not always included in standard searches but can be obtained separately, and insurance policies are often available where risk exists.
Costs of Local Searches
Costs vary by authority and search type, but typical ranges include:
- Local authority search: approximately £200–£400
- Environmental or flood search: approximately £50–£150
- Chancel repair search: approximately £20–£100
- Specialist reports: variable depending on complexity
Professional advisers can confirm the appropriate searches required for a specific property.
Benefits of Providing Searches as a Seller
While not mandatory, providing searches upfront may:
- Demonstrate transparency and professionalism
- Reduce delays caused by buyer investigations
- Support stronger offers
- Improve transaction certainty
- Help prevent late-stage negotiations
This approach is more common for investment properties, development sites and higher-value transactions where speed and certainty are priorities.
Legal Advice and Professional Support
A commercial property solicitor will normally coordinate searches during the legal process and advise on any issues identified.
Where potential risks arise, professional guidance may also be required from:
- Environmental consultants
- Surveyors
- Planning specialists
- Legal advisers
Early identification of issues allows sellers to address concerns before marketing begins.
Summary
Local searches are an important part of commercial property transactions, providing buyers with essential information about legal, environmental and planning matters. Although usually arranged by purchasers, sellers who provide searches in advance may achieve faster and more secure sales. Understanding the types of searches available and any risks affecting the property can help support a smoother transaction process and improve buyer confidence.
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