3 minutes reading time
(540 words)
Sustainability of Searches: How Long Do They Remain Valid?
In conveyancing, time isn't just money - it's compliance. When it comes to property searches, knowing how long they remain valid isn’t just a question of good housekeeping. It’s essential for keeping transactions moving, avoiding repeat costs, and making sure everyone stays protected.
So, how long do searches actually last? The honest answer is: it depends.
There’s no universal rule or legal expiry date. The validity of a search depends heavily on the type of report, the lender’s policies, and the requirements of the transaction itself. Most Local Authority searches – including LLC1 and CON29 – are typically treated as valid for three to six months. Drainage and water searches fall into a similar window. Some environmental or ground stability reports might stretch to 12 months, yet even these come with caveats.
What really shapes the lifespan of a search is the lender's stance, often outlined in the UK Finance Mortgage Lenders’ Handbook. Many lenders require that searches are no more than three to six months old by the time of completion, not just exchange. That means a deal that drags on could easily see its searches expire mid-way through – leaving the buyer with extra costs, delays, or worse, uncertainty around risk.
So what are the practical consequences? If a search is considered out of date:
- The solicitor might need to reorder it, adding time and cost.
- A lender may insist on new or updated reports before releasing funds.
- A search could return different results, opening the door to potential renegotiation or delay.
Then there’s the issue of risk. A lot can change in a few months. Planning applications may be granted. Flood zones might shift. New roads, schools, or retail developments could affect the property’s outlook. Waiting too long between search and completion isn’t just about lender rules – it’s about managing what you can’t see until it’s too late.
That’s where search insurance and refresh options come in. Some firms offer protection to cover gaps in search validity, while others provide reduced-cost refreshes if completion is delayed beyond the search’s shelf life. It’s not just about ticking boxes – it’s about keeping deals smooth and clients safe.
All of this raises a key question: are we doing enough to factor in the sustainability of searches? Not in an environmental sense, but in the simple, practical sense of how long they remain usable, reliable, and lender-compliant in a market where transaction timelines are rarely predictable.
This week on IPSA Kind of Magic, we’ll be asking exactly that. What should clients know about search validity? How can solicitors and agents manage expectations around timing? And where can small changes make a big difference?
Join us live on Wednesday 30th July at 1pm, hosted by Gareth Wax, with Hamish McLay and Jackie Dyson. Jackie, a long-time advisor to the IPSA Board, brings deep experience and a steady hand to all things search-related. Her practical knowledge and passion for high standards in local search delivery always add clarity to the conversation.
PS:
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So, how long do searches actually last? The honest answer is: it depends.
There’s no universal rule or legal expiry date. The validity of a search depends heavily on the type of report, the lender’s policies, and the requirements of the transaction itself. Most Local Authority searches – including LLC1 and CON29 – are typically treated as valid for three to six months. Drainage and water searches fall into a similar window. Some environmental or ground stability reports might stretch to 12 months, yet even these come with caveats.
What really shapes the lifespan of a search is the lender's stance, often outlined in the UK Finance Mortgage Lenders’ Handbook. Many lenders require that searches are no more than three to six months old by the time of completion, not just exchange. That means a deal that drags on could easily see its searches expire mid-way through – leaving the buyer with extra costs, delays, or worse, uncertainty around risk.
So what are the practical consequences? If a search is considered out of date:
- The solicitor might need to reorder it, adding time and cost.
- A lender may insist on new or updated reports before releasing funds.
- A search could return different results, opening the door to potential renegotiation or delay.
Then there’s the issue of risk. A lot can change in a few months. Planning applications may be granted. Flood zones might shift. New roads, schools, or retail developments could affect the property’s outlook. Waiting too long between search and completion isn’t just about lender rules – it’s about managing what you can’t see until it’s too late.
That’s where search insurance and refresh options come in. Some firms offer protection to cover gaps in search validity, while others provide reduced-cost refreshes if completion is delayed beyond the search’s shelf life. It’s not just about ticking boxes – it’s about keeping deals smooth and clients safe.
All of this raises a key question: are we doing enough to factor in the sustainability of searches? Not in an environmental sense, but in the simple, practical sense of how long they remain usable, reliable, and lender-compliant in a market where transaction timelines are rarely predictable.
This week on IPSA Kind of Magic, we’ll be asking exactly that. What should clients know about search validity? How can solicitors and agents manage expectations around timing? And where can small changes make a big difference?
Join us live on Wednesday 30th July at 1pm, hosted by Gareth Wax, with Hamish McLay and Jackie Dyson. Jackie, a long-time advisor to the IPSA Board, brings deep experience and a steady hand to all things search-related. Her practical knowledge and passion for high standards in local search delivery always add clarity to the conversation.
PS:
For content enquiries:
For podcast/media info:
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