What is a water search when buying a house?

When buying a property in England or Wales, your conveyancing solicitor will carry out a number of legal checks known as property searches. One of the most important of these is the water and drainage search, often called a water search or CON29DW search.

This search provides essential information about how the property is connected to water and sewerage services, helping buyers understand any risks or restrictions before they commit to the purchase.

Here’s everything you need to know.

What Does a Water Search Show?

A water search provides a clear picture of how water and drainage work at the property.

It will confirm:

Main Water
Whether the property is connected to the public main water supply

Waste water
How is wastewater removed from the property

Nearby Pipes and Sewers
Location of any public water pipes or sewers close to the property

Metered Billing
Whether water is changed via a meter

Public Sewer
Whether the property drains into a public sewer

Rainwater Drainage
Whether rainwater drains into a sewer or soakaway

Water Supplier
Which company supplies water to the property

This information is important because it shows how the property is serviced and whether anything nearby could affect future use of the land.

Why is a Water Search Important?

A water search is important because it can reveal hidden issues that are not visible during a viewing or even a survey.

For example, it may show:

A public sewer running through the garden or under the property
Restrictions on building work near water pipes or sewers
A private drainage system such as a septic tank

These issues can affect what you can do with the property. For example, building an extension or conservatory may require approval if public sewers are nearby, and some of the new buyers forget this. This water search report is really important for a first time buyer property search when in the process of purchasing a property.

In rural areas, private drainage systems may also mean extra maintenance and long-term costs.

Do You Need a Water Search When Buying a House?

In most cases, yes. If you are buying with a mortgage, your lender will usually require a water search before they approve the loan.

If you are a cash buyer, it is not legally required, but it is still strongly recommended. Without it, you may miss important information about drainage or building restrictions that could affect your plans.

How Long Does a Water Search Take?

A water search is usually quick to complete. It normally takes a few days, although this can vary depending on the local water authority.

Your solicitor will usually order it at the same time as other searches, including:

Local authority searches
Environmental searches
Flood risk checks (if needed)

Ordering all searches together helps keep the buying process moving smoothly and reduces delays later on.

Can a Water Search Affect Your Purchase?

Yes, sometimes it can. If the search reveals an issue, you may need to:

Ask your solicitor for advice
Get further information from the water company
Renegotiate the purchase price
Adjust plans for future building work

However, in many cases, the search simply confirms that everything is normal and there are no concerns.

Who Carries Out the Water Search?

Your conveyancing solicitor or licensed conveyancer will arrange the water search for you.

They will:

Order the search from the water authority
Review the results
Explain anything important in simple terms
Advise you if any action is needed

You do not need to contact the water company yourself.

Our expert conveyancing solicitors are here to help with your conveyancing searches. We can support you with the property purchasing process at every stage, right through to completion.