Searches, Enquiries and Local Land Charges
The search architecture
A buyer's protection comes from a bundle of searches: the local land charges search (LLC1) and enquiries of the local authority (CON29), the drainage and water search, environmental searches, and a desktop or full coal mining search where relevant. In registered land, official search with priority protects a pending purchase; in unregistered land, a land charges search against names protects against registered charges. Candidates must know what each search does and does not reveal - the LLC1 reveals charges, not planning permissions; the CON29 reveals matters such as road schemes and enforcement notices.
Traps
Priority periods are a favourite: an official search with priority in registered land gives 30 working days of protection, and a clear land charges search in unregistered land protects the purchaser against charges registered before the search but not those registered after. Watch the difference between a personal search and an official search. Also note that local land charges are being migrated to a central register, so questions may test the principle rather than the current database. Enquiries must be raised before exchange and answers checked, not merely filed.
Rule of thumb
Match the search to the risk: flood and contaminated land for environmental exposure, CON29 for public law matters, coal mining for subsidence, chancel repair for historic liability.
Worked example
A buyer's solicitor obtains an official search with priority on day 1 and completes on day 20. A notice is registered on day 10. The priority search protects the buyer, so the notice does not bind. If completion slipped beyond the priority period, the buyer would take subject to it.