A local Authority search whether Regulated or Official will examine all of the local authority’s records pertaining to the subject land or property, it is an important and compulsory element of conveyancing.
Official Local Authority Searches can take time to be returned and in some areas, prices vary depending on the authority which can become costly. A regulated Local Authority search most often is quicker and cheaper and are accepted by the majority of UK Lenders. We believe in the power of choice, which is why you can order either the Regulated/Personal (RLAS) or Official/Council (OLAS) Local Authority Searches through WLS
Regulated Local Authority Search
A regulated local authority search, which will examine all of the local authority’s records pertaining to the subject land or property, is an important and often compulsory element of conveyancing.
Whitefield Legal Services offers a Regulated or Personal Local Authority Search as an alternative to the Council (Official) Local Authority Search.
The Regulated Local Authority Search will include all planning, building control and highways department data relating to the land or property, but it does not reveal planning applications relating to neighbouring or nearby land or property.
The search is delivered in three parts: CON29 enquiries, the LLC1 and, if required, the CON29 Part 2 enquiries, which are optional.
Whitefield Legal Services offers nationwide coverage of all councils within England and Wales to deliver Regulated Local Authority Searches.
All our reports are back by £2 million professional indemnity insurance and approved in line with PCCB regulations.
| Key Features | Why this matters |
|---|---|
| Includes local land charges (general finance, specific financial, planning, miscellaneous, fenland way maintenance, land compensation, new towns, civil aviation and opencast coal). | Provides the buyer with complete information on local land charges. |
| Reveals listed building and conservation areas. | Informs client of any potential obstacles. |
| Includes information on planning designations and proposals, including new roads; building developments nearby; highways schemes; road maintenance; public rights of way. | Gives client full information on all relevant planning and road developments nearby. |
| Identifies contaminated land and radon affected areas. | Gives client full information on any potential hazards. |
Council (Official) Local Authority Search
A local authority search, which will examine all of the local authority’s records pertaining to the subject land or property, is an important and often compulsory element of conveyancing.
A Council (Official) Local Authority Search is carried out by council officials and issued by the relevant department within the council.
The search will include all planning, building control and highways department data relating to the land or property, but it does not reveal planning applications relating to neighbouring or nearby land or property.
The Council (Official) Local Authority Search is delivered in three parts: Con29 enquiries, the LLC1 and, if required, the Con29 Part 2 enquiries, which are optional.
Whitefield Legal Services offers 100 percent coverage of all councils within England and Wales to deliver Council (Official) Local Authority Searches.
| Key Features | Why this matters |
|---|---|
| Includes local land charges (general finance, specific financial, planning, miscellaneous, fenland way maintenance, land compensation, new towns, civil aviation and opencast coal). | Provides the buyer with complete information on local land charges. |
| Reveals listed building and conservation areas. | Informs client of any potential obstacles. |
| Includes information on planning designations and proposals, including new roads; building developments nearby; highways schemes; road maintenance; public rights of way. | Gives client full information on all relevant planning and road developments nearby. |
| Identifies contaminated land and radon affected areas. | Gives client full information on any potential hazards. |
LENDERS LIST
Whitefield Legal Services offers Regulated Local Authority searches and provides 100 % coverage in England & Wales which are accepted by the majority of Mortgage Lenders.
In the Council of Mortgage Lenders Handbook for England and Wales, the majority of Members confirm that they will accept personal searches from companies registered with the Search Code. We are registered with the Search Code.
Their answer to question 5.3.5 (Part 2): ‘Do you accept personal searches?’ is, more often than not, accompanied by the following qualification:
“YES – provided that the search agent has adequate professional indemnity insurance and you can still give a clear certificate of title”.
Our Professional Indemnity Insurance cover is £2 million per claim.
Our policy, which is extremely comprehensive, is acceptable and has never been questioned by any mortgage lender.
If you would like a copy of our insurance policy, please do not hesitate to ask.
Why waste the time and cost involved applying for Postal Searches when our Regulated Personal Searches are not only generally quicker and cheaper but also recognised by all the following major lenders:
- Accord Mortgages Ltd
- Adam & Company
- Adam & Company International
- Ahli United Bank (UK) plc
- Aldermore Bank PLC
- Allied Irish Bank (GB), a trading name of AIB Group (UK)
- Aviva Equity Release UK Ltd
- Bank of Ireland (UK) plc
- Bank of Ireland as Bank of Ireland Mortgages
- Bank of Scotland Beginning A
- Bank of Scotland Beginning O
- Barclays Bank as The Woolwich
- Barclays Bank Plc as Standard Life Mortgages
- Barclays Direct (formerly ING Direct)
- Barnsley Building Soc, a trading name of Yorkshire Building Soc
- Basinghall Finance plc
- Birmingham Midshires
- Bradford & Bingley Plc
- Britannia, a trading name of The Co-operative Bank plc
- Capital Home Loans
- Chelsea Building Society (a trading name of Yorkshire BS)
- Cheshire Building Society
- Church House Trust
- Clydesdale Bank plc
- Co-operative Bank plc
- Coutts & Co
- Coutts Finance Co
- Coventry Building Society
- Darlington Building Society
- Derbyshire Building Society
- Derbyshire Home Loans
- Dudley Building Society
- Dunfermline Building Society
- Earl Shilton Building Society
- Ecology Building Society
- Furness Building Society
- GE Money Home Lending Ltd
- Godiva Mortgages Ltd
- Halifax
- Halifax Loans Ltd
- Harpenden Building Society
- Hinckley and Rugby Building Society
- Holmesdale Building Society
- HSBC Bank plc
- Intelligent Finance
- Investec Bank plc
- ITL Mortgages
- Kensington Mortgage Company Ltd
- Leeds Building Society
- Lloyds Bank plc accounts beginning 500000
- Lloyds Bank plc pre fixed 20/40
- Lloyds TSB Scotland plc
- Magellan Homeloans
- Manchester Building Society
- Market Harborough Building Society
- Monmouthshire Building Society
- Mortgage Express
- Mortgage Express No 2
- National Counties Building Society
- National Westminster Bank plc
- Nationwide Building Society
- New Life Mortgages Ltd
- Northern Rock (Asset Management) plc
- Paragon Mortgages Ltd
- Precise Mortgages (Charter Court Financial Services Ltd)
- Principality Building Society
- Saffron Building Society
- Santander UK plc
- Santander UK plc for Alliance & Leicester mortgages only
- Scottish Building Society
- Scottish Widows Bank plc
- Skipton Building Society
- St James Place Bank
- Swansea Building Society
- Tesco Bank (a trading name of Tesco Personal Finance plc)
- The Mortgage Business
- The Mortgage Works
- The Royal Bank of Scotland plc
- The Royal Bank of Scotland plc Direct Line Mortgages
- The Royal Bank of Scotland plc Direct Line One
- The Royal Bank of Scotland plc First Active
- The Royal Bank of Scotland plcNatwest one Account
- The Royal Bank of Scotland plc One Account
- The Royal Bank of Scotland plc Virgin One
- The Tipton & Coseley Building Society
- Topaz Finance plc
- TSB plc
- UCB Home Loans Corporation Ltd
- Ulster Bank Ltd
- Virgin Money plc
- Yorkshire Bank Home Loans Ltd
- Yorkshire Building Society
The IPSA Code of Practice
The IPSA Code of Practice provides assurance that each of the parties involved in a UK property purchase can rely on the results of an IPSA Code Compliant Search; this includes the vendor, the purchaser, their mortgage lender and conveyancers, as well as the Estate Agent.
The Code has been specifically designed to ensure that only those individuals and organisations with the necessary skill and knowledge to carry out competent searches and compile compliant, accurate and reliable search reports may display the ‘Code Compliant’ logo.
The Code’s Key Commitments
· Act at all times in the best interests of the Consumer
· Provide a good standard of service to their Clients
· Behave in a manner, which gives confidence to Sellers, Buyers, Conveyancers and Mortgage Lenders using or relying on their products.
· Act with integrity
· Comply with the Law
Members will
· implement procedures to protect the rights of those individuals and organisations who use their services
· provide legally compliant search reports that include the most up-to-date information available at the time of inspection
· satisfy any queries regarding the results of a search as quickly as is practical
· deal with complaints in a timely and professional manner as set out in the Code’s Complaints Procedure
· maintain Insurance cover sufficient to protect the client and which complies with any Code or legislatory guidelines
· continually strive to improve skill levels and procedures in order to maintain the highest standards
· apply the Code in respect of all searches carried out including re-seller arrangements
· act with integrity at all times
How do we ensure compliance with the Code?
New members are required to pass a competency exam and submit reports and other documentation for assessment. Only those individuals and organisations achieving the required standard are allowed to display the Code Compliant logo.
All Members are required to take part in the Continuing Professional Development Scheme and to submit to regular checks designed to ensure continued compliance with the Code
What happens if you have a complaint?
If you have a query or complaint about your search, you should first raise it with your search provider as it may be something that is easily rectified. In the event of a serious complaint rather than a simple query you should ask that it be considered under their formal internal complaints procedure. A copy of your search provider’s complaints procedure should be attached to the search report.
The way in which complaints are dealt with, as well as other non-compliance issues, is monitored by the Compliance and Disciplinary Council (CDC). Established in 2006, the CDC is an independent body set up to oversee the investigation of any such issues and ensure a fair and proper outcome.
If you are still dissatisfied you can refer your complaint to The independent Personal Search Adjudication Scheme.
The Independent Personal Search Adjudication Scheme operated by DRS-CIArb, a part of the Chartered Institute of Arbitrators, offers a further independent and cost-effective arbitration solution We will co-operate fully with the Arbitrator during any investigation and comply with his decision.For full details please refer to your search provider’s complaints procedure.
