The Local Authority Search is one of the most important parts of any property purchase — but most buyers never see the result and only hear about it when something goes wrong. This guide explains what the search actually covers, what it does not, how long it takes, and what to do if it reveals a problem.
If you are buying in Beaconsfield, Maidenhead, or across Berkshire and Buckinghamshire, our fixed-fee service includes the full Local Authority Search as standard. Get an instant quote.
What is a Local Authority Search?
The "Local Authority Search" is shorthand for two separate but related documents your solicitor obtains from the council where the property sits:
- LLC1 — the Local Land Charges Register search
- CON29 — replies to the standard enquiries of the local authority
Together they reveal what the council knows about the specific property and its immediate surroundings, going back decades in some cases.
The search is property-specific, not area-specific — your neighbour's planning issues won't show up, but everything the council holds about your property will.
What the LLC1 reveals
The Local Land Charges Register lists charges and restrictions registered against the property. These include conditional planning permissions, listed building designations, conservation area boundaries, tree preservation orders, smoke control area designations, and financial charges (e.g. unpaid drainage works the council has carried out).
If a property is listed or in a conservation area, the LLC1 confirms it. This matters because alterations to a listed building require listed building consent in addition to any planning permission.
What the CON29 reveals
The CON29 is a set of standard questions every solicitor asks the council about a specific property. The replies cover a wide range of issues including:
Planning history
Every planning application against the property — granted, refused, pending, lapsed — and every building regulation submission. Your solicitor cross-checks this against any extensions or alterations the seller mentions in the TA6 Property Information Form. Missing planning consent is one of the most common findings.
Road schemes and traffic
Whether there are any planned road schemes within 200 metres, traffic-calming proposals, or compulsory purchase orders. A planned bypass through the back garden tends to be a deal-breaker.
Notices served by the council
Enforcement notices for unauthorised works, hazardous waste notices, building defects, dangerous structures, contaminated land designations.
Public rights of way
Whether the property is on or adjacent to any registered public footpath, bridleway, or byway.
Contaminated land
Whether the property has been formally designated as contaminated land under Part IIA of the Environmental Protection Act 1990. A formal designation is rare but devastating to value.
Building works in nearby properties
Whether the council is aware of any building works currently being carried out under building regulations supervision nearby.
Radon gas
Whether the property is in a designated radon-affected area (parts of Buckinghamshire, particularly the Chiltern Hills, sit within affected zones).
Common land and town greens
Whether the property is registered as common land or as a town or village green (rare in urban areas, more common in rural ones).
Personal search vs official search
This is a question that comes up regularly:
| Official search | Personal search | |
|---|---|---|
| Carried out by | The council itself | Regulated private firm |
| Speed | Variable, 2–6 weeks | 3–7 working days |
| Cost | Set by council, typically £150–£250 | Typically £100–£200 |
| Accepted by lenders | Yes | Yes (regulated personal searches only) |
| Insurance | Council liability | Independent indemnity insurance |
Both are valid. The choice usually comes down to which council you are dealing with and how much of a hurry you are in. At J Scott & Co, we use whichever option best suits your timeline and budget.
When is the search result valid?
Local Authority Search results are technically valid for as long as no relevant council records change — but lenders typically require the search to be no more than six months old at completion. If completion is delayed beyond six months, your solicitor will order a "search refresh" (a short, low-cost re-search to confirm nothing has changed).
For this reason, your solicitor will usually time the search to be ordered after enquiries on the contract pack are well underway, so the result arrives close to exchange rather than expiring before completion.
Why local expertise matters
For higher-value markets like Beaconsfield, where average house prices run over £1.4 million and many properties are listed, in conservation areas, or close to the Chiltern Hills AONB, the search results often turn up issues that need careful handling. A solicitor who deals with Buckinghamshire Council regularly will know which issues are routine, which need indemnity insurance, and which justify renegotiating the price.
At J Scott & Co Solicitors, our team handles Buckinghamshire Council searches every week and knows the local quirks. See our Beaconsfield conveyancing page for our full service detail, or our pages for Maidenhead and Reading.
Get a fixed-fee conveyancing quote
If you are buying in Beaconsfield, Maidenhead, Reading, or across the wider Berkshire and Buckinghamshire region, our search fees are included in our written quote with no hidden extras.
