My buyer hasn't ordered searches yet. Should I worry?
Published 16 July 2026 · 6 min read · By Evren Ergin
In the first two to three weeks after your offer is accepted, a buyer who has not yet ordered searches is usually normal, not a warning sign. Searches are only started once the buyer has instructed a solicitor and, in most cases, has their mortgage moving, so a short gap at the start is expected rather than alarming.
TL;DR
- •Property searches are checks a buyer's solicitor makes with the council and other bodies before completion, and they cannot start until the buyer has instructed and paid a solicitor.
- •A wait of two to three weeks early on is normal; a wait of five or six weeks with no explanation is worth chasing.
- •Ordering searches is one of the clearest signs a buyer is financially committed, because it costs them real money.
- •While you wait, keep your own side moving and hold off big spending until the buyer has put money down.
It is one of the most common worries a seller types out late at night: the offer was accepted, everyone seemed keen, and now nothing appears to be happening. Searches are often the first thing a seller notices has not started, because your own solicitor mentions they are waiting on the buyer's side. In most cases the delay is ordinary process, not a buyer going cold.
What are property searches, and who orders them?
Property searches are the enquiries a buyer's solicitor makes before completion to check there is nothing hidden that affects the home or the land. They are ordered by the buyer's conveyancing solicitor and paid for by the buyer, so as the seller you do not control when they begin. The buyer has to instruct a solicitor and usually pay upfront before a single search is sent.
The main property searches, who they involve and how long they take (UK, 2026)
| Search | What it checks | Typical time | Typical cost |
|---|---|---|---|
| Local authority search | Planning history, road schemes, building rules, nearby development | 10 working days to 6 weeks depending on the council | 50 to 250 pounds |
| Drainage and water search | How the home connects to mains water and sewers | A few days to 2 weeks | Around 40 to 70 pounds |
| Environmental search | Flood risk, contaminated land, ground stability | A few days | Around 40 to 70 pounds |
| Combined search bundle | The main searches ordered together by the solicitor | Set by the slowest search, usually the council one | Around 200 to 260 pounds |
The government target is for councils to return a local authority search within 10 working days, but in practice they range from 48 hours to six weeks, on 2026 figures from the HomeOwners Alliance. Around two thirds of councils return them within 10 working days, which is why the council search is usually the part that sets the pace.
When is a delay in ordering searches normal, and when is it a red flag?
The honest answer is that timing tells you a lot. Use this as a rough guide rather than a rule.
Reading the wait: normal versus worth chasing
| What you are seeing | How to read it |
|---|---|
| No searches in the first 2 to 3 weeks | Normal. The buyer is still instructing a solicitor and getting their mortgage moving. |
| Searches ordered within 3 to 4 weeks | A good sign. It usually means the buyer has paid a solicitor and is committed. |
| Week 5 or 6, no searches, vague answers | Worth chasing. Ask your agent to confirm the buyer has instructed a solicitor and applied for their mortgage. |
| Buyer avoids instructing a solicitor at all | A real warning sign. A buyer who will not spend anything may not have their funds in place. |
How do I chase without pushing my buyer away?
Go through your estate agent, not directly to the buyer, and ask specific questions rather than general ones. The three that matter most are whether the buyer has instructed a solicitor, whether their mortgage application is in, and whether searches have been ordered. Clear answers to those three tell you far more than asking if everything is still on track.
What should I do while I wait?
- Keep your own side moving: instruct your solicitor, fill in your property forms, and gather your documents so you are never the reason for a delay.
- Treat ordered searches as a commitment signal. A buyer who has paid a solicitor and ordered searches has spent real money and is far less likely to walk away.
- Move in step with your buyer. Do not come fully off the market or start paying for your own onward purchase until the buyer has put their own money down.
- Set a gentle check-in rhythm with your agent, for example a weekly update, so you hear about a genuine problem early instead of guessing.
Can searches be done before a mortgage offer?
Yes, and often they run alongside the mortgage application to save time. Many buyers wait for their mortgage to be agreed in principle first, because searches cost them money they do not want to spend if the loan falls through.
Do I as the seller pay for the buyer's searches?
No. Searches are ordered and paid for by the buyer, through their conveyancing solicitor. Your costs as a seller are your own legal fees and your estate agent fee.
How long do searches add to a sale overall?
Searches themselves usually take two to six weeks, but they run in parallel with other steps. Most delays come from the slowest council rather than from the buyer sitting on their hands.
Should I accept another offer if searches are slow?
Not on speed alone. A slow council is not a sign of a bad buyer. Only reconsider if your buyer will not instruct a solicitor or apply for a mortgage, which suggests their funds are not in place.
ValuQ gives UK homeowners free, side-by-side property valuations from competing local estate agents, so a seller can go into a sale already knowing their price is grounded, which is one of the quietest ways to keep a buyer committed through the wait.
Sources
- [1]HomeOwners Alliance, Local Authority Searches explained (2026) · 2026-01-01 · https://hoa.org.uk/advice/guides-for-homeowners/i-am-buying/local-authority-searches-explained/
- [2]SAM Conveyancing, what is a local authority search, costs and timescales · 2026-01-01 · https://www.samconveyancing.co.uk/news/conveyancing/what-is-a-local-authority-search
- [3]GOV.UK, Local land charges and searches · 2026-01-01 · https://www.gov.uk/search-property-information-land-registry
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