Unusual property searches explained

Every purchase in England and Wales usually involves a core set of searches: a local authority search, a drainage and water search and an environmental search. Depending on the property's location and history, your conveyancer may recommend additional searches. They are often inexpensive compared with the risks they help identify.

Below, each search is explained in turn: what it is, where it matters, what the result means and what you can do. This is general information; your conveyancer will advise on your purchase.

Chancel repair liability

What it is: an old liability under which some owners of land in certain parishes could be required to contribute to repairs of the chancel of the parish church.

Where it matters: it can apply anywhere in England and Wales where the land once formed part of a rectory estate, often in older parishes. Since 13 October 2013 it no longer automatically binds a buyer of registered land unless it has been protected by an entry on the register, but the position can still be relevant for unregistered land and some transactions.

What the result means: a screening search shows whether the property lies in a parish where a liability could exist. It does not confirm that the property is actually affected.

What you can do: your conveyancer will check the register and may suggest low-cost indemnity insurance. Read more in our guide to chancel repair liability when buying.

Coal mining and historic mine shafts

What it is: a coal mining report using records held by the Mining Remediation Authority (formerly the Coal Authority). It covers past and present underground and opencast workings, mine entries such as shafts and adits, subsidence claims and planned future mining.

Where it matters: former and current coalfield areas, including parts of the North East, Yorkshire, the Midlands, Lancashire, Kent and South Wales. Your conveyancer will check whether the postcode falls within a coal mining reporting area.

What the result means: recorded workings do not necessarily mean a problem. A mine entry within or close to the boundary is more significant and may concern a lender.

What you can do: ask for an interpretive report, consider a structural survey and check lender requirements. See our guide on buying a house with a coal mining risk.

Brine subsidence (Cheshire)

What it is: a search covering subsidence linked to historic brine pumping for salt extraction. The Cheshire Brine Subsidence Compensation Board deals with compensation claims in its district.

Where it matters: mainly parts of Cheshire, around towns such as Northwich, Middlewich and Winsford, plus a few other salt-producing areas.

What the result means: the search shows whether the property is within the compensation district and whether any claims have been made.

What you can do: if the property is affected, ask about past claims, repairs and whether your surveyor has seen signs of movement.

Tin, clay and other mining (Cornwall, Devon and elsewhere)

What it is: specialist mining searches covering non-coal workings such as tin, copper, arsenic, china clay and other minerals.

Where it matters: Cornwall and West Devon in particular, which have a long history of metal mining with many shafts not shown on modern maps. Other areas have historic limestone, ironstone, lead or chalk workings.

What the result means: the report identifies known shafts, workings and ground stability risk, and may recommend further investigation.

What you can do: follow any recommendations, which could include a site inspection or ground investigation, and check what your lender requires before exchange.

Radon

What it is: radon is a naturally occurring radioactive gas from uranium in rocks and soils. Long-term exposure to high levels increases the risk of lung cancer.

Where it matters: radon Affected Areas are found in many parts of the UK, including much of Cornwall and Devon and parts of Northamptonshire, Derbyshire, North Wales and elsewhere. UKradon's guidance on radon and house sales explains the position for buyers and sellers.

What the result means: the standard local authority and environmental searches indicate whether the property lies in an Affected Area and, where known, whether testing has been done. The UK Action Level for homes is 200 becquerels per cubic metre (Bq/m3), according to UKradon at the time of writing.

What you can do: ask whether a three-month test has been carried out, and whether protective measures such as a radon sump are installed. If not, remedial work is usually straightforward; buyers and sellers sometimes agree a retention.

Contaminated land and environmental risk

What it is: an environmental search looks for past industrial uses, landfill sites and other potentially contaminating activities near the property.

Where it matters: anywhere, though it is more relevant near former factories, gasworks, petrol stations, railways or landfill.

What the result means: a "pass" means the provider does not consider the property likely to be designated as contaminated land. A "further action" result calls for more investigation, not panic.

What you can do: your conveyancer may order a more detailed report or ask the seller further questions.

Highway adoption and public rights of way

What it is: the local authority search reveals whether the road serving the property is adopted (maintained at public expense). An optional enquiry checks for public rights of way crossing or next to the land.

Where it matters: new estates, private roads, rural properties and anywhere with footpaths or bridleways.

What the result means: if the road is unadopted, owners may share repair costs. A right of way across a garden can affect privacy and future building plans.

What you can do: check for a road agreement and bond on new builds, or an estate management arrangement. The question of who owns a rear alleyway often comes up here too.

Flood and coastal erosion risk

What it is: flood searches assess risk from rivers, the sea, surface water and groundwater. Coastal properties may also need a coastal erosion check.

Where it matters: floodplains, low-lying land and stretches of eroding coastline. You can check long-term flood risk on GOV.UK for any address in England.

What the result means: a higher risk can affect insurance and mortgage availability.

What you can do: obtain insurance quotes before exchange, ask about past flooding and any flood resistance measures, and check whether the property may be eligible for Flood Re-backed cover.

Commons registration

What it is: an optional local authority enquiry checks whether the land is registered as common land or a town or village green.

Where it matters: rural properties, those next to open land and anywhere with unfenced grassland nearby.

What the result means: registered common land or a village green can restrict building and give others rights over the land.

What you can do: if land is registered, your conveyancer will explain the impact on access and future use.

How we can help

If your purchase may need extra searches, get a free fixed-fee quote with searches itemised. Our buying a house page explains the wider process.