Property searches

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Property Searches

We have been supplying property searches to the conveyancing industry since 1987. Our success has been built on our uncompromising commitment to quality and service.

Our Regulated Personal Searches are carried out by trained and experienced staff to ensure the highest quality results combined with the best possible turnarounds.

We offer a vast range of searches and indemnity products on residential and commercial properties throughout England and Wales; everything from local authority, drainage, flood and environmental reports through to planning, mining, transport, telecoms, chancel and utilities searches.

We accept instructions by any method but our easy to use order platform has a recommended search tool based on Law Society guidance and you can also check the mortgage lender’s search requirements before placing an order.

We offer Regulated Searches on every local authority in England and Wales, prepared in line with the Search Code for purchaser protection. Each report, prepared by our in-house staff, provides information on local land charges, planning, highways and more.

The majority of Council of Mortgage Lenders accept the Regulated Search, and our order platform includes a handy lookup tool so that you can confirm your mortgage lender’s search requirements before you order. We also supply council-compiled (official) searches.

Our national presence allows us to offer highly competitive pricing nationwide, and we also offer attractive discounts on our search packages.

We regularly visit every water company in England and Wales to gather data in order to compile our Regulated Drainage & Water search. This search provides you with a concise report that gives maps of relevant public assets and guidance on connectivity. We also provide Con29dw reports from all Water Companies within England and Wales.

We offer a full range of Environmental & Flood reports from all the major suppliers, for all residential and commercial transactions. All reports inform purchasers of previous land use and potential contaminated land, and also of any flood risk (although a dedicated flood report is advisable in affected areas). Energy & Infrastructure reports, which also come under this heading, offer detailed advice on potential risk from energy projects such as fracking and wind farms, and also on large-scale infrastructure projects such as HS2 and Crossrail.

Thanks to our search recommendation tool, when using our platform you can be confident that you’ll be made aware of all potential risks, including that of flood.

Despite moves to reform the law on Chancel Liability, properties could still be affected, with owners potentially being handed a large bill for church repair both inside or outside their parish. We offer a range of products to check for potential risk and/or insure against such risk.

We offer a full range of searches so that you can check whether a property might be affected by mining activity or subsidence, whether related to coal, metals, limestone, clay, gypsum or Bath stone.

When using our platform, you will be alerted to all potential mining risks in the area by our search recommendation tool.

We provide reports from all UK telecoms companies on the location of their assets.

We offer a range of transport-related due diligence searches, including:

  • Canal & River Trust
  • Docklands Light Railway
  • Mail Rail
  • Metro & Tram Lines
  • London Underground

We cover every UK utility company, and provide reports on the location of electricity and gas company assets, as well as on wayleave* agreements (*access rights that enable the installation, maintenance or repair of network equipment).

If you are a commercial conveyancer, we can provide you with easy access to an extensive choice of specially designed commercial searches in addition to our usual property searches:

  • Official searches direct from the Local Authority
  • Regulated Personal Local Authority searches
  • Commercial EPCs
  • Tailored and bespoke commercial title insurance policies.

LawyerChecker enables conveyancers to confirm that the vendor’s conveyancer is legitimate, by identifying whether there is a record of previous use associated with the account that money is being sent to. If there isn’t, or the account isn’t well known, LawyerChecker can carry out checks on more than 10 databases to help you decide if it is an apropriate account to send money to.

It is a legal requirement that whenever a Property is sold, rented out, constructed or refurbished, an Energy Performance Certificates (EPC) must be produced.

The EPC will provide a potential purchaser or tenant with important information on a building's energy efficiency in a sliding scale from 'A' (very efficient) to 'G' (least efficient) together with recommendations showing how the homeowner could improve the rating.

Our qualified assessors will visit the Property to analyse how it is constructed, insulated, heated and ventilated and prepare the necessary report.

We offer EPCs on both residential and commercial Properties together with a floorplan service on residential with prices starting at £65 plus vat.

All our regulated search reports are provided with an individual insurance policy as well as being backed by our £10m professional liability insurance policy.

Search Indemnities

Fast easy access to block policy insurance solutions with immediate cover

No Search Remortgage

Competitively-priced cover for the lender in a remortgage situation to avoid the need for local, drainage and mining searches.

Search Delay

Search Delay legal indemnity insurance policy provides cover when you have applied for one or more formal searches and need to legally commit to the purchase (i.e. exchange contracts) before you have received the results of one or more of these searches:

  • Local
  • Drainage
  • Mining

Search Validation

The Search Validation legal indemnity insurance policy provides cover when you are prepared to rely on one or more formal searches which were obtained up to 12 months prior to completion of the purchase of the property.

No Search Purchase

The No Search Purchase legal indemnity insurance policy provides cover when you are prepared to purchase a single residential and/or commercial property based within England and Wales without one or more formal searches.

Buyer Protect

Buyer Protect policy protects the purchaser (and the conveyancer) by covering costs and expenses incurred when a property purchase falls through. Costs and expenses covered include certain conveyancing fees and disbursements, and lenders mortgage lender’s arrangement and valuation fees incurred in the purchase of a property, up to a maximum of £1,500.

Cover applies once an offer has been made and accepted by the vendor and is provided for 365 days from policy issue, and includes:

  1. The vendor withdrawing the property from sale after an offer from another buyer
  2. The buyer having to withdraw from the purchase because of:
    • an adverse Legal Search (as per policy definition)
    • the Mortgage lender's valuation being less than 90% of the accepted offer
  3. The buyer or the vendor's withdrawal due to:
    • cancellation of employer's relocation package
    • involuntary unemployment
    • death, unforeseen illness or bodily injury caused by a sudden or specific accident

This policy is unique in that it does not limit maximum reimbursement amounts for individual fees within the £1500 total cover


Stanley Davis provides a range of searches on properties throughout England and Wales. We also cover Ireland though our Dublin based subsidiary, Brady & Co.

We specialise in local and drainage searches, using our network of employed search agents to prepare reports. Stanley Davis Regulated Personal Searches combine speed and accuracy backed by indemnity insurance. We also supply LLC1/Con29 searches and Con29DW and a vast range of other searches including environmental, flood, planning, mining, chancel repair, utility, telecommunications and transport.

Stanley Davis is registered with the Property Codes Compliance Board who monitor our compliance with the Search Code. The Search Code has delivered quality standards across the property search industry since 2006.

Each regulated personal search is covered by a search accuracy indemnity policy which covers the purchaser and lender up to £10m PI. In addition we carry £5m worth of Professional Indemnity Insurance on each and every transaction.

Orders can be placed through our website and we are also experienced in web services integrations for volume clients. Emails, faxes and letters of instruction are welcomed too.

  • Address verification
  • Automatic identification of council and water company
  • Recommended searches
  • Discounts available on search bundles
  • UK Finance lenders’ check for personal search acceptance

Account facilities can be set up for registered firms with 30 days payment terms