Published by HouseCheckup

What do conveyancing searches show that a property report does not?

Last updated: 2026-09-05

Quick answer

Searches answer defined questions for the transaction, such as local authority matters, drainage and environmental risks. Your conveyancer selects and interprets them alongside the title and contract. A compiled desk report can surface useful records and questions earlier, but it does not provide that legal investigation, guarantee lender acceptance or replace a physical survey.

Ask what is being ordered

Request an itemised search list and ask which questions each search answers for this home. A local authority search, a drainage and water search, an environmental search and a mining search have different scopes. Availability of some related public data in a consumer report does not make the products equivalent.

Ask which search results your lender requires, their validity period, the cost including VAT where applicable, and who follows up unresolved findings. Your conveyancer should explain the reasons for additional location-specific checks.

Compare search scope and costs

Keep title investigation separate

Ownership, restrictions, rights and lease terms need the relevant documents and legal interpretation. A website showing a company name or a historic transaction cannot establish everything you need to know about legal ownership. Ask the conveyancer to explain matters that could affect your intended use.

For a flat, keep the lease, management information and building documents on the question list. An absence of public tribunal matches does not establish that there are no disputes or liabilities.

Understand title records

Choose an early report for an actual information gap

Complete (£24.99) brings available records into a human-checked report. Some inputs describe a postcode, map cell or wider area; missing sources stay limitations. Check the illustrative sample and contents before buying, especially if you already have reports covering the same questions.

Read our delivered report scope Prepare for a physical survey

How this guide was prepared

A buyer decision guide published by HouseCheckup, which sells desk reports. We distinguish source records, physical inspection and legal advice using the linked official guidance. Product descriptions refer to our current delivered scope. There is no measured savings or investment-return promise.

Verdict

Write down the question first, then choose the record or professional who can answer it. Have the conveyancer confirm searches and legal follow-up; use a desk report where its compiled information is useful to you.

Go straight to the report

Review the report for your chosen home

Complete (£24.99) brings available source records, flags and questions into a human-checked report. Some sources describe a postcode or wider area; coverage and resolution are stated. Review the contents before paying, and take inspection and legal questions to your surveyor and conveyancer.

Try or search any UK postcode

£24.99 one-off · no subscription · Human-checked and emailed to you. See a sample report · Review report options and coverage

Frequently asked questions

A flood map answers a narrower mapping question. Ask your conveyancer which environmental search and any additional reports are needed for this property and lender.

No. Ask for a property-specific explanation of the proposed searches and any additional local checks. Prices and requirements vary.