When people say, “I’ve done the property search,” you can’t help but smile. That phrase suggests a quick, one-and-done process.

But anyone in conveyancing knows it is not that simple. A property search is actually two searches in one, like two sides of a much deeper story. And understanding the difference is important.

This Wednesday, 10th September at 1 pm on *IPSA Kind Of Magic*, Gareth Wax and I, Hamish McLay, will be diving into just that nuance. And joining us is Jackie Dyson, whose background brings so much to the conversation.

Jackie started in local government, ultimately serving as the Land Charges Officer before launching her own practice. She joined the IPSA Executive Board as an advisor just last year. Her insight on the local angle is invaluable.

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## Two Sides to a Local Authority Search

Let us clear up the misconception: the Local Authority Search is not one search, it is two.

First up: the LLC1 (Local Land Charges Register). This search shows any statutory charges or restrictions registered against the property. That could be planning agreements, conservation status, financial obligations, or even tree preservation orders.

Then there is the CON29R. This is the required enquiries form, drafted by the Law Society. It contains a standard set of questions covering planning history, road proposals, enforcement notices, building control and other issues that could affect the property’s future use or value. Since 2016 it has also included public rights of way, which were previously optional.

There is also a second part, called CON29O, which covers additional optional enquiries. These can include things like pollution notices or common land. We will come back to those another time.

So when someone says “one search,” they are overlooking a story that already has two distinct parts.

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## Why Local Matters More Than Meets the Eye

Here is where it gets interesting. HM Land Registry is steadily taking over the LLC1 side, centralising the data from hundreds of councils into a national digital register.

The migration has been slow, and many areas still rely on local councils. Even when Land Registry serves up an LLC1, it is often unrefined and purely raw data, compiled by AI and sometimes prone to error.

That is where local professionals shine. A seasoned, locally based search provider, someone like Jackie, knows the context, the quirks, and the nuances of each local register entry. They can sift out noise, flag what is relevant, and reduce unnecessary follow-up work for solicitors.

This is not just a convenience, it is safeguarding clarity and saving time and cost in the long run.

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## What This Means for You

- LLC1 gives you the formal registers: showing what is officially stamped against the property.
- CON29R brings the practical reality: highlighting planning decisions, road schemes, enforcement action, and public rights of way that could directly impact the buyer.
- A local pro ensures both these layers are not just delivered, but interpreted, refined, and fit for purpose.

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This Wednesday we will unravel that layered story and show why property searches matter more than anyone outside the profession might realise.

So tune in on Wednesday 10th September at 1 pm for *IPSA Kind Of Magic: Beyond the Listing, Why ‘Property Search’ Isn’t Just One Search*.

YouTube (subscribe or watch live): https://www.youtube.com/@SpillingTheProper-Tea

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