What are enquiries when buying a house? And how are they different from searches? When I bought my house in 2024, this was one of the most confusing parts of the process – and there’s loads of conflicting information online.

Simply put: Searches are reports from third parties (like councils and water companies) that provide factual information about the property. Enquiries are questions your solicitor asks the seller to clarify information and uncover potential issues.

I went through this process twice in 2024. In March, we pulled out after enquiries revealed serious flood issues the seller hadn’t disclosed. In July, we bought our current home, but the enquiries stage took 6 stressful weeks.

In this guide, I’ll explain both searches and enquiries, what “raising enquiries” means, how long each stage takes, and what happens after enquiries when buying a house. I’m sharing everything I learned from going through this myself.

What You’ll Learn:

• My personal experience with enquiries going wrong
• What searches and enquiries actually are (and the key differences)
• What does raising enquiries mean when buying a house
• Types of searches you’ll need
• Real examples of enquiry questions
• How long searches and enquiries take
• What happens after enquiries when buying a house

Searches vs Enquiries: What’s the Difference?

This is the part that confuses most people (it certainly confused me!), so let me clarify upfront:

Searches:

• Reports obtained from third parties (local councils, water companies, environmental agencies)
• Provide factual information about the property and surrounding area
• You pay for these (typically £250-400 in total)
• Take 2-4 weeks to come back
• Examples: Local authority search, environmental search, water and drainage search

Enquiries:

• Questions your solicitor asks the seller’s solicitor
• Based on information in the contract pack and search results
• Free (included in your solicitor’s fees)
• Take 2-4 weeks to be answered
• Examples: “Who owns this fence?”, “Has the property ever flooded?”, “Where is the boiler certificate?”

You need BOTH searches and enquiries. Searches give you the official facts, whilst enquiries fill in the gaps and clarify anything unclear.

What Does Raising Enquiries Mean When Buying a House?

“Raising enquiries” simply means your solicitor is formally submitting questions to the seller’s solicitor. They’re “raising” concerns or requesting clarification on specific points about the property.

The phrase sounds more complicated than it is – it just means asking questions!

What are Conveyancing Searches?

Conveyancing searches involve obtaining information from various entities like local authorities, environmental agencies, and water companies to uncover essential details about the property.

Local Authority Searches

Local authority searches play a key part in the house-buying process. They split into two main parts: LLC1 and CON29. The LLC1 shares if there are any restrictions like whether the building is listed or in a conservation area.

This can really affect what you might plan to do with your new home. On the other hand, the CON29 gives us details on planning permissions, how roads nearby are kept up, and environmental stuff that we all care about.

These searches get carried out by people working for local councils and come with guarantees. You’ve got another choice too called regulated searches done by private firms which can be cheaper and quicker.

Expect to pay around £50 for a standard search from your local council, but prices can vary based on where you’re looking to buy. Whether you’re taking out a mortgage or buying with cash, getting these checks done is smart so you don’t run into surprises down the road. Your solicitor will apply for them and you will pay for them as part of the solicitors bill. 

Environmental Searches

Environmental searches play a crucial role in the conveyancing process. They help uncover risks like contamination and flooding that could affect a property’s safety and value. With historical industrial activities sometimes leaving behind contamination, these searches are vital for spotting potential problems early on.

Mortgage lenders usually ask for these searches because they want to ensure their investment is safe. If the results come back positive, it means there’s minimal risk involved with environmental issues at the property location.

These searches also check if the house is near landfill sites or other health hazards, making them essential for buyers wanting to make an informed decision about their new home.

Water and Drainage Searches

After looking into environmental risks, the next step in property searches is checking water and drainage connections. This search tells you if a house links to the main water supply and sewage network.

These searches give buyers maps showing where water pipes and sewer lines are near the property. You often get these results back in just a few days. For those getting a mortgage, doing these searches isn’t a choice; it’s required.

They can point out local issues with drainage that might impact your future home.

Importance of Conveyancing Searches

Conducting conveyancing searches is vital when buying a house. They assist in identifying any legal restrictions, and environmental risks, and ensuring water supply and drainage. Moreover, they play an essential role in property transactions by clarifying details and addressing potential issues.

Identifying Legal Restrictions

Conveyancing searches play a big role in spotting legal restrictions on properties. These checks, like Local Authority Searches, tell us about planning permissions and what might be built nearby in the future.

This stuff matters because it can impact your rights as the property’s new owner. Imagine finding out you can’t build an extension because of an old rule you didn’t know about. That’s why buyers need to understand these limits before they sign anything.

The goal is to make sure there are no surprises after you’ve bought the house. If searches uncover something major, like a risk from past land use shown by Environmental Searches, buyers might decide not to go ahead with the purchase.

It’s all about making informed choices. For example, Water and Drainage Searches confirm if local sewers or drains could become your problem later on. Knowing what lies ahead helps everyone involved make better decisions and avoids headaches later on.

Assessing Environmental Risks

Environmental searches are a key step in buying a house. They check for things like pollution, flooding, and dangerous materials on the land. These checks are very important because they look at how the land was used before and if there were any pollution problems.

These searches can also influence how much a property is worth and help buyers talk to sellers about price if issues come up. Mortgage lenders often need these searches before they agree to lend money for buying a house.

Knowing about any risks early on helps everyone make better decisions about buying or selling properties.

Ensuring Water Supply and Drainage

After looking at environmental risks, it’s crucial to focus on water supply and drainage for your new home. These checks reveal if your house connects properly to public sewers or relies on private drains.

They also point out the location of water mains in relation to your property. This knowledge can save you from future floods or not having access to clean water.

Carrying out these searches through a conveyancing solicitor shows any potential risks with water systems near your home. You might find issues like flooding due to rivers close by or problems with how much rainwater local drains can handle.

Knowing this before buying saves you from unexpected bills for fixing these problems later on.

What Are Enquiries When Buying a House?

Now that we’ve covered searches, let’s talk about enquiries – the part that comes AFTER your searches are completed.

Enquiries (also called pre-contract enquiries or conveyancing enquiries) are formal questions your solicitor asks the seller’s solicitor about the property. These questions help you understand exactly what you’re buying and uncover any potential issues before you commit to the purchase.

Think of enquiries like a detailed Q&A session about the house. Your solicitor reviews the draft contract, searches results, and property information, then raises questions about anything unclear or concerning.

When Do Enquiries Happen?

Your solicitor can start raising enquiries as soon as they receive the draft contract pack from the seller’s solicitor. However, they’ll usually raise additional enquiries once the search results come back, as searches often flag issues that need clarification.

The timeline typically looks like this:

1. Offer accepted
2. Draft contract pack sent to your solicitor
3. Your solicitor orders searches
4. Initial enquiries raised based on contract pack
5. Searches come back (2-4 weeks)
6. Additional enquiries raised based on search results
7. Seller answers all enquiries
8. Follow-up enquiries if needed
9. All enquiries satisfied
10. Move to exchange of contracts

Understanding Enquiries in Property Transactions

Enquiries are different from searches. Enquiries are the questions your solicitor asks your seller from the information they get from the contract pack and the searches. 

Role of Enquiries in Clarifying Details

Enquiries make sure everything is clear about the property before you go ahead with the purchase. The buyer’s solicitor will ask for more details from the seller’s solicitor to understand any potential legal issues better. This could include questions on the title deeds or where exactly the boundaries of your new home are. It’s all about getting as much information as possible to avoid surprises later on.

Sellers need to provide accurate answers because giving wrong information can lead them into trouble for misrepresentation. 

Every question and answer must be settled before moving forward to exchanging contracts, ensuring buyers know exactly what they’re getting into and sellers fulfil their part honestly and openly.

Types of Enquiries When Buying a House

There are two main types of enquiries your solicitor will raise:

Standard Enquiries (TA6 Form)

These are pre-printed questions that sellers must answer about the property. They cover:

• Boundaries and any boundary disputes
• Notices from the council or other authorities
• Guarantees and warranties for work done on the property
• Utilities and services (gas, electric, water, broadband)
• Planning permissions and building regulations
• Parking arrangements
• Any disputes with neighbours
• Previous insurance claims

Additional Enquiries

Your solicitor will also raise specific questions based on:

• Information (or lack of information) in the contract pack
• Results from searches that need clarification
• Your specific concerns about the property
• Issues noticed during your viewing

In my case, we raised additional enquiries about flooding after the environmental search revealed the property was in a flood risk area. The seller’s answers weren’t satisfactory, which is why we pulled out of that purchase in March 2024.

Common Examples of Property Enquiries

Property enquiries are a crucial part of the conveyancing process, offering essential insight into the property and its surrounding area. Here are common examples of property enquiries:

1. Boundary disputes: Verifying property boundaries to ensure clarity and prevent potential conflicts.
2. Services confirmation: Requesting confirmation of available services such as gas, electricity, and water supply to the property.
3. Building regulations: Enquiring about any historical or ongoing building regulation compliance issues within the property.
4. Ownership details: Seeking detailed information about the legal ownership of the property, including any shared ownership arrangements or restrictions.
5. Environmental concerns: Raising queries regarding potential environmental risks such as flood risk reports or mining searches in the vicinity of the property.
6. Future developments: Seeking information on any planned future developments or construction projects in the surrounding area that could impact the property.
7. Public authority matters: Enquiring about any outstanding public authority issues related to the property, including council searches and sewer connections.
8. Certificates: They may ask for things such as gas, electric, and HETAS certificates. 

These enquiries provide buyers with valuable insights into various aspects of a property before finalising their purchase decision, ensuring a comprehensive understanding of potential risks and benefits.

Once these enquiries are answered, you can start discussing exchanging contracts and completion. 

First Purchase Attempt (March 2024): Enquiries Saved Us

We started buying a house in March 2024. When the searches came back, the environmental search flagged a flood risk. We also discovered photos of the area flooded on Facebook. Our solicitor raised enquiries asking:

• Has the property ever flooded?
• What flood defences are in place?
• Can you provide evidence of flood insurance availability?

The seller’s answers were vague and concerning. After pressing for more information through follow-up enquiries, we discovered the property had flooded multiple times. We pulled out after the enquiries stage, which was devastating but absolutely the right decision. This is exactly why enquiries exist – they saved us from making a terrible financial mistake.

Second Purchase (July 2024): Enquiries Took Forever

We found our current house in July 2024. The enquiries process for this property was incredibly slow and stressful. Our solicitor raised initial enquiries, but the seller’s responses were incomplete. This led to “follow-up enquiries” (additional questions based on unsatisfactory answers).

The whole enquiries process took nearly 6 weeks because:

• The seller was slow to respond
• Some answers needed further clarification
• Missing certificates had to be tracked down
• The seller’s solicitor went on holiday mid-process

It was frustrating, but thorough enquiries meant we knew exactly what we were buying. We did discover some minor issues (missing boiler service records, unclear boundary responsibility) but nothing that stopped the purchase.

What I Learned:

• Don’t panic if enquiries take weeks – this is normal
• Chase your solicitor regularly for updates
• Incomplete answers often lead to follow-up enquiries, extending the timeline
• Pulling out after enquiries is scary but sometimes necessary
• The stress is worth it – you need to know what you’re buying

What Happens After Enquiries When Buying a House?

Once all enquiries have been answered satisfactorily, here’s what happens next:

1. Your Solicitor Reviews the Answers

Your solicitor checks whether the seller’s answers are acceptable. If any answers are unclear or unsatisfactory, they’ll raise “follow-up enquiries” asking for more information.

2. You Receive a Report on Title

Once your solicitor is happy with all the answers, they’ll prepare a Report on Title. This document summarises:

• What you’re buying
• Any issues found during searches and enquiries
• Their professional advice about the purchase
• Any risks you should be aware of

You’ll need to review this document carefully and confirm you’re happy to proceed.

3. Final Checks and Mortgage Offer

Your solicitor will ensure:

• All enquiries are answered
• Search results are acceptable
• Your mortgage offer is in place (if applicable)
• You have building insurance arranged
• Everything is ready for exchange of contracts

4. Exchange of Contracts

Once everything is in order, you’ll exchange contracts. This is the point where the purchase becomes legally binding. After exchange, you cannot raise any more enquiries.

5. Completion

After exchange, you’ll agree a completion date (usually 1-2 weeks later). On completion day, the money transfers, you get the keys, and the house is yours!

Can You Pull Out After Enquiries?

Yes, you can pull out at any point before exchange of contracts. If enquiries reveal serious issues (like I experienced with the flooding), you’re within your rights to withdraw from the purchase. You’ll lose the money spent on searches and solicitor fees, but it’s better than buying a problem property.

After exchange of contracts, you cannot pull out without serious financial penalties.

How Long Do Searches Take?

Searches typically take 2-4 weeks to come back, though this varies:

• Local authority searches: 2-4 weeks (some councils are quicker than others)
• Environmental searches: 5-10 days
• Water and drainage searches: 5-10 days

Some local authorities are quicker than others. Searches can also be delayed. You can ask your solicitor for the date they’re due back, but these dates may change. They may also come back earlier.

How Long Do Enquiries Take?

The enquiries process typically takes 2-4 weeks from when they’re raised to when they’re answered, but it can take longer depending on several factors.

Timeline for Enquiries:

Week 1-2: Your solicitor reviews the contract pack and search results, then raises initial enquiries with the seller’s solicitor.

Week 2-3: The seller’s solicitor gathers information and answers the enquiries. This depends entirely on how quickly the seller can provide information.

Week 3-4: Your solicitor reviews the answers. If they’re satisfactory, you can move forward. If not, they’ll raise follow-up enquiries.

What Can Delay Enquiries:

• Seller is slow to respond
• Incomplete or vague answers requiring follow-up questions
• Missing certificates or documents need tracking down
• Seller’s solicitor is busy or on holiday
• Complex property issues requiring detailed answers
• Chain delays (other people in the chain having enquiry issues)

In my experience, our first purchase took 3 weeks for enquiries, whilst our second purchase took 6 weeks due to slow responses and follow-up enquiries needed.

Can Enquiries Be Raised Before Searches Come Back?

Yes! Your solicitor can raise enquiries based on the draft contract pack whilst waiting for searches to be returned. However, they’ll likely raise additional enquiries once search results are available if the searches flag any concerns.

Total Timeline: Searches + Enquiries

From ordering searches to having all enquiries answered typically takes 4-8 weeks in total, though it can be longer if there are complications.

How Long From Searches To Exchange Of Contracts

Once all searches have been completed and all enquiries are satisfactorily answered, you could exchange contracts within 1-2 weeks. However, this depends on:

• Whether all enquiries have been fully answered
• If searches show any issues requiring further investigation
• Your mortgage offer being in place
• The Report on Title being reviewed and approved
• All parties in the chain being ready
• Both sides agreeing on an exchange date

If the searches show no issues and all enquiries have been answered quickly, you can exchange contracts fairly quickly. However, if enquiries reveal problems or answers are unsatisfactory, the timeline extends.

In my case, after all enquiries were finally resolved, we exchanged contracts within 10 days. But getting to that point took 6 weeks of back-and-forth enquiries.

What If Enquiries Reveal Problems?

You have several options if enquiries uncover issues:

1. Pull out of the purchase (like I did with the flood-risk property)
2. Renegotiate the price to reflect the issues
3. Ask the seller to fix the problem before completion
4. Accept the issue and proceed anyway (with full knowledge of what you’re buying)
5. Take out indemnity insurance for certain legal issues

Your solicitor will advise you on the best course of action based on what the enquiries reveal.

By carrying out conveyancing searches such as local authority, environmental, and water and drainage searches, vital information about the property’s legal restrictions, environmental risks, and water supply can be obtained. Enquiries then play a significant role in clarifying details and addressing specific concerns that arise from these searches.

Keep in mind that seeking expert guidance from professionals can significantly simplify the intricacies involved in property acquisitions.

FAQs

What are enquiries when buying a house?

Enquiries are formal questions your solicitor asks the seller’s solicitor about the property. They clarify information in the contract pack and search results, helping you understand exactly what you’re buying before you commit to the purchase.

What does raising enquiries mean when buying a house?

Raising enquiries means your solicitor is formally submitting questions to the seller’s solicitor. It’s the process of asking for clarification or additional information about the property. Your solicitor “raises” concerns or queries on your behalf.

What happens after enquiries when buying a house?

After enquiries are satisfactorily answered, your solicitor prepares a Report on Title summarising their findings. If you’re happy to proceed, the next steps are final checks, exchange of contracts (making the purchase legally binding), then completion (when you get the keys).

What’s the difference between searches and enquiries?

Searches are reports from third parties (councils, water companies) providing factual information about the property. Enquiries are questions your solicitor asks the seller based on the contract pack and search results. Both are essential parts of buying a house.

How long do searches take when buying a house?

Searches typically take 2-4 weeks to come back. Local authority searches take the longest (2-4 weeks), whilst environmental and water searches usually return within 5-10 days.

How long do enquiries take when buying a house?

Enquiries typically take 2-4 weeks to be answered, but can take longer depending on how quickly the seller responds and whether follow-up enquiries are needed. In my experience, enquiries took 3 weeks for one property and 6 weeks for another.

Can you pull out after enquiries?

Yes, you can pull out at any point before exchange of contracts. If enquiries reveal serious issues, you’re within your rights to withdraw from the purchase. You’ll lose money spent on searches and solicitor fees, but it’s better than buying a problem property.

What are the main searches in house purchases?

The main searches include local authority searches (LLC1 and CON29), environmental searches (checking for contamination and flooding), and water and drainage searches (confirming connections to mains water and sewage).

Can enquiries be raised before searches come back?

Yes, your solicitor can raise initial enquiries based on the draft contract pack whilst waiting for searches. However, additional enquiries will likely be raised once search results are available if they flag any concerns.

What happens if enquiries aren’t answered satisfactorily?

If answers are incomplete or concerning, your solicitor will raise follow-up enquiries. If the seller refuses to answer or provides unsatisfactory responses, you can renegotiate, ask for fixes, pull out of the purchase, or proceed with full knowledge of the risks.

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