Searches vs Surveys: What’s the difference? 

If you’re in the process of buying a home, or are perhaps just starting out, you’re bound to have heard the terms searches and surveys. They are sometimes mentioned together and can be confused, but they are, in fact, two distinct steps in buying a home, each serving a different purpose. Read our helpful guide, where we walk you through both aspects of buying a home and define the main differences between them.

A quick round-up of the main differences between searches and surveys: 

• Searches and surveys are often mentioned together during the home-buying process, but they are not the same thing 
• Searches are carried out as part of the conveyancing procedure and are mandatory if you’re getting a mortgage on your new home (optional but still recommended if you’re a cash buyer) 
• Surveys are independent, non-compulsory inspections at the buyer’s discretion, arranged and paid for by you and not your conveyancing solicitor 
• Although different, both are integral parts of the home-buying process to provide buyer protection and peace of mind 

Searches when buying a house 

Searches are carried out as part of the conveyancing process when buying a house. They are a standard legal part of the procedure, and are usually factored into your conveyancing fees. Throughout this process, your conveyancer will perform checks on the following things: 

Local authority 

This provides buyers with the following information: 

• The property is a listed building 
• If the property is in a conservation area 
• The planning & building regulations of the property
• Highway information, including any proposal for new roads local to the property 
• Details of public footpaths 
• Proposed plans for new railways in the area 
• Whether there is any contaminated land nearby 

Environment 

Environmental searches determine: 

• Ground stability 
• Risks of flooding 
• Landslides 
• Subsidence 

Water and drainage

These searches will provide buyers with information on: 

• The properties sewers 
• Water mains 
• Water supply routes 
• How the drainage system works and which company is responsible for this 

To sum up, the searches your conveyancer conducts will uncover any issues that could cause problems down the line when you purchase the property. 

Are searches a legal requirement? 

This depends on whether you’re getting a mortgage or if you’re a cash buyer. Searches are usually required by mortgage lenders. This identifies legal or environmental issues affecting the property or the surrounding area. 

If you’re a cash buyer purchasing your new home outright, it is not compulsory to have searches completed, but it is still highly recommended, as it helps protect you from issues arising after moving.

The benefits of searches when buying a house 

Explore the key benefits of having searches done when buying a house: 

• Searches provide legally-backed information about the property you’re buying /  verification of the property details 
• Having property searches completed avoids any hidden costs further down the road 
• The process will uncover any planning, legal issues or any other risks, depending on the location  

Surveys when buying a house 

While the searches are designed to examine the areas and elements surrounding your new home, the survey provides a thorough inspection of the property itself, both inside and outside. This will be carried out by an independent professional surveyor and organised by you, the buyer, rather than by your solicitors. While the searches involve paperwork and external factors, the survey requires the surveyor to physically visit the property and examine its structure and features. 

Things a surveyor will look for 

See below a breakdown of the potential issues and existing problems your surveyor will look for when inspecting the building:

• Structural issues: subsidence, cracks in the walls, sticking doors, roof issues, foundation or chimney cracks 
• Damp, rot, mould or any other ventilation issues or moisture that could indicate leaks or poor construction, both in and outside of the property 
• Plumbing issues, such as corroded plumbing or issues with heating systems 
• Inadequate insulation 
• Visible signs of potential electrical concerns, such as outdated fittings or wiring 
• Interior condition: Inspecting the loft space, if any, checking for accessible crawling space for plumbing and electrical purposes, the overall condition of fixtures, and the presence of asbestos or pests 
• Exterior condition: checking windows and double glazing 

Are surveys a legal requirement 

No, unlike searches, which are mandatory for those getting a mortgage, surveys are completely optional. It is your responsibility as the buyer to arrange and pay for a survey if you would like one; your solicitor will not arrange it for you. As for the cost of surveys, it depends on the property’s size and value. A standard homebuyer report will average somewhere around £400-£500, whereas a full structural survey on an older or larger property could be considerably more, usually around £600-£800. And although this isn’t mandatory and may seem like an unnecessary cost when you have other things to pay for, it’s often recommended for peace of mind. It gives you the opportunity to identify any potential problems before you’re fully committed to buying the property, ensuring the decision you’re making is right for you while offering crucial buyer protection. 

Let us guide you through the process 

You now know the main differences between searches and surveys, and we want to help however we can. For more information on the home-buying process and the aspects and timelines involved, read our helpful guide on how long it takes to buy a house. For other valuable information and considerations when purchasing a home, be sure to check out our full collection of helpful blogs.