Once property searches are back, the average time to exchange from that point is 3 weeks. The challenge with this time-frame is that solicitors work in different ways, which means you could face a longer gap between when searches come back and when you are ready to exchange contracts.
You can speed up your contract exchange by following some of the tips and guidance below, including "how often should I chase my solicitor?", "what work is completed after searches come in?" and "what happens after searches are complete when buying a house?". Read more - What can hold up exchange of contracts?
Cash buyer? Read about whether you need searches if buying with cash here.
What will cause delays between searches and exchange?
If your solicitor doesn't raise enquiries until they are in receipt of all of the searches and your mortgage offer;
If your solicitor doesn't order your property searches until you get a mortgage offer; or
If you chase your solicitor too often. Even very good solicitors need to take time to review the searches and raise further enquiries.
How long are local searches taking at the moment?
What conveyancing searches do you need in order to exchange?
Not all conveyancing searches are mandatory, however you are advised to get them to be informed about the property you are buying. The mandatory ones are set by your mortgage lender, so if you aren't getting a mortgage then you can take the risk and exchange without searches.
Search
Mandatory or Not Mandatory
How long?
Local Authority Search
This is a mandatory search if you are getting a mortgage. You can see the lender requirements by checking the Lenders' Handbook - Part 2 - Sections 5.4 Searches and Reports and 5.5 Planning and Building Regulations. Read more - What is a local authority search?
This could be a mandatory search if you are getting a mortgage. You can see the lender requirements by checking the Lenders' Handbook - Part 2 - Section 5.4.4 Does the lender want to receive environmental or contaminated land reports? Read more - What is an Environmental Search?
Once the conveyancing searches arrive back from the search provider, your solicitor will review:
Planning and Building Regulation entries.
If the property will be subject to any enforceable restrictions, for example under an agreement (such as an agreement under section 106 of the Town and Country Planning Act 1990) or in a planning permission, which, at the time of completion, might reasonably be expected materially to affect its value or its future marketability.
Review contaminated land entries.
Review where your water and drainage comes into the property.
(if leasehold) The Leasehold Management Pack often delays the exchange of contract because the turnaround time for this information is 3 to 7 weeks and it is the seller who obtains this information, not the buyer.
How long do searches take when buying a house?
The timescales for a house or a flat are the same as they are set by the council and water companies. The local authority search takes the longest to come back.
How can I speed up my contract exchange?
You can speed up your contract exchange by:
Ordering searches on instruction, or once the full draft contract pack is received by the seller.
Obtaining a mortgage offer as soon as possible.
Work with a solicitor with good reviews and who offers good communication.
Andrew started his career in 2000 working within conveyancing solicitor firms and grew hands-on knowledge of a wide variety of conveyancing challenges and solutions. After helping in excess of 50,000 clients in his career, he uses all this experience within his article writing for SAM, mainstream media and his self published book How to Buy a House Without Killing Anyone.
Caragh is an excellent writer and copy editor of books, news articles and editorials. She has written extensively for SAM for a variety of conveyancing, survey, property law and mortgage-related articles.
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