How to know which 'search pack' to pick?

downhillfast

Hi there

It's been a while (18 years) since I last purchased a property and I don't recall much of the process re searches.

We've gone with a law firm through a company called LMS. Within the initial documents they have sent I have to make a selection of which 'search pack' I want. They vary by about £100 overall and seem very similar...


 Pack 1:

The searches included in LMS Search Guard are:

1. Local authority search (compiled by a personal search agent)

2. Drainage and water search

3. Environmental search (including flooding and search planning applications) and other potential changes within

the surrounding area that are not covered by the above searches.

LMS Search Guard does not include the chancel search. However, we do carry out this search on all matters and the

fee payable is £24.00

The cost of LMS Search Guard is £299

The search package includes personal local authority search, official water and drainage search, Groundsure

environmental search including flood and planning and a free second set of searches if required (subject to the

conditions mentioned above).

There are other options for searches and these details are confirmed below.

Once you have reviewed the information and options, please tick the box to confirm which searches you would like to

proceed with. If you would like to discuss these, please contact us.

 Pack 2:

1. Local Authority Search (compiled by a personal search agent) through Netlawyer £135.00

2. Water/Drainage Search through Netlawyer: £55.00

3. Environmental Search (not including flooding and search planning applications) through Netlawyer £65.00

4. Pack price: £250

This pack also does not include the chancel search. However, we do carry out this search on all matters and the fee

payable is £24.00

 Pack 3:

1. Local Authority Search (compiled by a personal search agent) through Geodesys Search Services £147.00

2. Water/Drainage Search through LMS Search Services: £56.76

3. Environmental Search (including flooding and search planning applications) £102.00

4. Chancel Search £30.00

5. Pack price: £335.76

What criteria am I meant to use in making my selection as I don't really know what implications the minor differences may have?

Any advice welcomed

steeeb

I've never known to have a choice like that, normally they just perform a bunch of searches necessary for the area/lender etc. and be done with it.

Should THEY not being giving you the advice on what to pick? Can you not just pick the cheapest that will satisfy whatever lender (if there is one) you are using and whatever laws there might be on having searches?

davidmcn

As above - if your solicitors aren't giving you any advice on something as basic as this, are they the right choice for you?

G_M

Well if you will select a conveyancer via LMS/Connells.......... you get what you pay for!

For others, I'd recommend choosing a local conveyancer who you can sit down with and discuss things like searches.

Most solicitors will not only explain what each search is, and whether they recommend it for you/your property, but will not use set 'packages' but will consider each search individually.

For the OP, google 'conveyancing searches' or each search name individually to read up on what each will tell you - you can then decide if you think you need it.

downhillfast

G_M wrote: »

Well if you will select a conveyancer via LMS/Connells.......... you get what you pay for!

Going this route was on the recommendation of my mortgage broker rather than just me googling for cheap conveyancing... Like I said I haven't purchased a property for a while so was in need of recommendations.

AnotherJoe

Depends where the house is as well. If its in a completely built up area , then most of the searches are a complete waste and you should pick the cheapest that the lender will agree to. Its not even necessary to have them if you arent getting a mortgage, I didnt have to bother on my last house as it was a cash purchase, it was in the middle of an estate, no one was going to route a railway or a motorway through it. Same for a relatives retirement flat, fairly new no possibility of anything major being built nearby, or past mining. Cash purchase, no searches.

OTOH if its in Cornwall, or an area with coal mining in the past pick the one that includes searches for those things.

G_M

downhillfast wrote: »

Going this route was on the recommendation of my mortgage broker rather than just me googling for cheap conveyancing... Like I said I haven't purchased a property for a while so was in need of recommendations.

and the mortgage broker was independant? Not a Connells adviser.......?

Richard_Webster

...rather than just me googling for cheap conveyancing...

If you did it probably wouldn't be cheap and certinaly wouldn't be much good! Most so called cheap firms hook you with what looks like a cheap headline price for conveyancing on a purchase and then add on loads of extra which many firms include as standard.

Don't Google "Cheap Conveyancing" - Google "Conveyancing [Name of your town]" and ring them up and talk to them and get a feel for how helpful they are going to be.

downhillfast

G_M wrote: »

and the mortgage broker was independant? Not a Connells adviser.......?

Yes. Totally independent.

downhillfast

Richard_Webster wrote: »

If you did it probably wouldn't be cheap and certinaly wouldn't be much good! Most so called cheap firms hook you with what looks like a cheap headline price for conveyancing on a purchase and then add on loads of extra which many firms include as standard.

Don't Google "Cheap Conveyancing" - Google "Conveyancing [Name of your town]" and ring them up and talk to them and get a feel for how helpful they are going to be.

I didn't (and wouldn't) google "cheap conveyancing". I was merely reinforcing the fact that I had had them recommended to me rather than just looking for the cheapest going.

G_M

Richard_Webster wrote: »

If you did it probably wouldn't be cheap and certinaly wouldn't be much good! Most so called cheap firms hook you with what looks like a cheap headline price for conveyancing on a purchase and then add on loads of extra which many firms include as standard.

Don't Google "Cheap Conveyancing" - Google "Conveyancing [Name of your town]" and ring them up and talk to them and get a feel for how helpful they are going to be.

Better still, walk into their office and chat to the solicitor.