Local Authority Search Results Explained

The local authority search is one of the most important documents in any auction legal pack — and one of the least understood. Most buyers see a multipage form with printed codes and tick-boxes and either skip it or assume it's fine because it came from the council.

It isn't always fine. And even when it is, knowing what to look for separates informed buyers from ones who find out about problems after the hammer has fallen.

What the Local Authority Search Actually Is

A local authority search is not a single document — it's typically two forms submitted together:

• LLC1 (Local Land Charges Register Search) — reveals formal charges registered against the property: financial charges, planning conditions, listed building status, conservation area designation, enforcement notices, and tree preservation orders
• CON29 (Enquiries of Local Authority) — a series of specific questions answered by the council covering planning history, road adoption, proposed road schemes, and various other matters

Together, they give you a picture of what the local authority knows about the property and the land it sits on. What they don't cover: flooding (Environmental Search), drainage connections (Drainage Search), contaminated land beyond the council's records, and anything the council hasn't formally recorded.

LLC1: Local Land Charges — Section by Section

Financial Charges

Any money owed to the local authority registered against the property — for example, works the council did to the property at the owner's expense (like emergency repairs or pavement works). These are secured against the land, not just the owner, so they transfer to you on purchase. Any financial charges disclosed here should be investigated and the cost factored into your bid.

Planning Conditions

Conditions attached to planning permissions granted for the property. These might restrict use, require specific materials, limit alterations, or require certain works to be carried out. If the original planning permission had conditions that were never complied with, this is a serious issue — the local authority can require compliance even after a change of ownership.

Listed Building

If the property is listed (Grade I, II*, or II), this appears here. Listed building status means significant restrictions on alterations — even internal works require listed building consent. Any unauthorised works to a listed building are a criminal offence and the buyer inherits the liability. Always check the listings register directly if you're interested in a property that might be listed.

Conservation Area

Properties in conservation areas have additional planning restrictions — particularly on extensions, demolition, and changes to the external appearance. Permitted development rights are more limited. This isn't necessarily a problem, but it affects what you can do with the property.

Tree Preservation Orders (TPOs)

Trees subject to TPOs cannot be cut down, pruned, or damaged without local authority consent. If the property has significant trees in the garden — and many auction lots do — and those trees are covered by TPOs, this affects maintenance costs and development plans.

Enforcement Notices

This is one of the most significant things a search can reveal. An enforcement notice means the local authority has identified a breach of planning control and is requiring it to be remedied. Enforcement notices bind the land, not the owner — they remain in place after a sale and become the buyer's problem. Unresolved enforcement notices should always be treated as a serious red flag.

CON29: Required Enquiries — What Each Section Means

Planning Decisions (Question 1.1)

A record of planning applications and their outcomes for the property. What to look for:

• Refused applications — why were they refused? Does the reason affect what you want to do?
• Conditions attached to permissions — are they all complied with?
• Permissions granted long ago but never implemented — these may have lapsed
• Permissions for different use than the current use — signals historical use changes

Road Adoption (Question 2)

This is critical for properties on private roads. The CON29 will tell you whether the road fronting the property is adopted (maintained by the highway authority at public expense) or unadopted (maintained by the adjoining owners). Unadopted roads mean you'll be contributing to maintenance costs — potentially significant ones if the road needs resurfacing.

Public Rights of Way (Question 3)

Reveals whether any public footpaths, bridleways, or other rights of way cross the property. These are permanent and cannot be extinguished by a new owner. A footpath running through the back garden affects privacy and development options.

Proposed Road Schemes (Question 2.5)

Whether the local authority is aware of any proposed road schemes near the property. A new road or road widening can affect property values significantly — and in some cases, the property itself may be subject to a compulsory purchase order.

Drainage (Question 4 of CON29)

Note: this section covers surface water drainage only — not whether the property is connected to mains sewers. For full drainage information, you need a separate Drainage and Water Search. This is a common source of confusion.

CON29 Optional Enquiries — What Sellers Often Omit

The standard CON29 has required enquiries (always included) and optional ones that cost extra. Sellers routinely omit the optional enquiries to save money. The most significant optional enquiries that are often absent:

• Nearby road proposals — beyond the immediate vicinity, are there major road schemes planned?
• Public footpaths (if not in the required section)
• Outstanding drainage notices

If the optional enquiries are absent from your search, PackCheck will flag this. You can request a full CON29 with optional enquiries independently if needed.

How to Identify Outdated Searches

The date of the search is on the front page of both the LLC1 and CON29. Check this immediately. Key thresholds:

• Under 3 months — generally considered current
• 3–6 months — acceptable to most lenders, but events after the search date won't appear
• Over 6 months — should be treated with caution; PackCheck flags these automatically
• Over 12 months — significant risk that material changes have occurred

What can happen in the gap between an old search and your auction date: planning enforcement notices can be issued, new TPOs applied, financial charges registered, and new road proposals approved. None of these would appear in an old search.

The Environmental Search: What It Covers and What It Doesn't

The environmental search is separate from the local authority search and covers:

• Flood risk (fluvial, surface water, coastal, groundwater)
• Contaminated land (based on mapped data of historical land use)
• Ground stability — mining, dissolution, and other subsidence risks
• Radon gas risk areas

Important: the environmental search identifies risk based on mapped data, not actual contamination or actual flood history. A property can be in a low flood-risk zone and still have flooded. A property can be near a former industrial site and have clean ground. The search is a starting point for investigation, not a definitive clearance.

The Drainage and Water Search: Key Items

The drainage search confirms:

• Whether the property is connected to mains water supply
• Whether the property drains to a public sewer (or relies on a septic tank)
• Whether any public sewers run within the property boundary (which restricts development)
• The location of the water main

Properties not connected to mains drainage require septic tanks — which need emptying, can fail, and require periodic replacement. For properties in rural areas, always check this search exists and review it carefully.

What PackCheck Checks Across All Searches

• Confirms all three main searches are present (Local Authority, Environmental, Drainage)
• Flags the date of each search and warns on outdated results
• Identifies enforcement notices, listed building status, and TPOs from the LLC1
• Highlights any planning conditions or refused applications from the CON29
• Flags unadopted roads and public rights of way
• Notes absent optional enquiries
• Flags high flood risk, contaminated land risk, and ground instability from the environmental search
• Identifies drainage connections and sewer proximity issues

Frequently Asked Questions