Search Packs: Why They’re Not All the Same – And Why It Matters

When buying a property, most people expect conveyancing to involve a fair amount of paperwork, legal checks, and waiting. What many don’t realise, however, is that one of the most influential stages of the entire transaction is the search pack—and not all search packs are created equal.

At Search and Convey, we routinely see buyers, sellers, and even experienced agents assume that a search pack is simply a standard bundle of must-have reports. In reality, the quality, scope, and reliability of those searches can vary dramatically depending on who provides them. These differences can affect timescales, risk, costs, and even whether a purchase proceeds at all. Educating the public about the nuances of search packs is long overdue, especially in a market where speed and certainty are more valued than ever.

What Exactly Is a Search Pack?

A search pack typically includes several key reports ordered during the conveyancing process. Most lenders require at least the “big three”:

Local Authority Search – Covers planning permissions, building regulations, road adoption, and any restrictions affecting the property.

Drainage and Water Search – Confirms sewer connections, responsibilities and water supply details.

Environmental Search – Identifies flood risk, contaminated land, landfill sites, radon exposure and other environmental hazards.

Depending on the location and property type, additional searches might be recommended, such as mining searches, chancel repair liability, HS2 impact reports, or utilities mapping. A good agent or conveyancer will explain which are necessary and why.

The Misconception: “A Search Is a Search”

One of the biggest myths in the property world is that all searches look the same, contain the same information, and arrive in the same timeframe. Not so.

Searches may come from:

Local Authorities

Regulated search providers

Different data suppliers using different risk models

Companies with varying standards of insurance and compliance

The result is that two search packs—on the same property—can produce different findings, different turnaround times, and very different levels of protection for the buyer.

Key Differences That Buyers Should Understand

1. Turnaround Times Can Vary Hugely
Some councils process local searches in a matter of days; others experience backlogs lasting several weeks. Regulated search providers often use alternative data sources to speed things up, but this can sometimes come at the expense of detail or clarity if the provider isn't reputable.

For buyers in a chain or those aiming for a quick completion, delayed searches can derail the timeline. Choosing the right provider means selecting not just accuracy, but efficiency.

2. Accuracy and Detail Are Not Equal Across Providers
Local Authority searches come directly from the council, whereas regulated searches are compiled from various databases. Both are acceptable to most lenders, but accuracy can differ depending on who compiles the report and how up-to-date their data sources are.

A poorly compiled search could:

Miss a planning enforcement notice

Understate flood risk

Fail to identify future development proposals

Misinterpret historic land use

These oversights can expose buyers to significant risks—and unexpected costs—after completion.

3. Insurance Levels and Professional Support Differ
Search packs should include robust indemnity cover to protect buyers in the event of errors or omissions. However, not all providers offer the same level of insurance. Some limit cover to small sums, or exclude key issues entirely.

Equally important is support: a quality search provider should offer guidance on any red flags within a report. Buyers shouldn’t be left to decipher environmental risk algorithms or planning constraints alone.

4. Additional or Optional Searches May Be Overlooked
Not every property needs the same suite of searches, and a one-size-fits-all approach can be unhelpful.

For example:

A property in Cornwall should usually have a mining search

A London flat near a new rail project may benefit from infrastructure impact reports

Rural homes may require detailed flood analysis or agricultural tie checks

Good search agents take the time to recommend tailored searches based on location, history, and client priorities.

Why Search and Convey Takes a Bespoke Approach

As independent search agents, we are not tied to a single supplier or driven by volume-based incentives.

Our priority is ensuring that buyers receive:

Accurate and reliable data

Search packs tailored to each property

Clear explanations of any risks flagged

Fast turnaround times wherever possible

Transparent pricing with no unnecessary add-ons

By working independently, we can assess multiple providers, choose the most suitable options for each case, and ensure that every client receives a search pack that genuinely supports a smooth, informed, and secure transaction.

Why This Matters to Buyers and Sellers

The differences between search packs may seem technical, but the impact is very real. Better searches mean:

Fewer surprises after completion

Reduced risk of legal issues

Faster transactions

Greater confidence for buyers and lenders

Stronger sales progression for agents

With property transactions already complex and often stressful, the right search pack can make all the difference.