Skipping on local authority searches - any risks?

[CatAndHisKit]

Been told by the solicitors that if no mortgage is needed, these searches are not obligatory. I know that if a house is rural or in an area with potential pitfalls (like being on a hill to check for subsidence historically, or obviously floods if near water) it's too risky not to do them.

But I'm buying a standard end of terrace in a city suburb, well-estanlished suburb, not hilly, no flooding risks etc. I'm quite tempted to skip on them, to save money and especially to save time - my sale has been dragging on for yons and now ther is a chance it will progress fast, so do'nt want to be stuck for 2 months waiting for searches, I'm under financial pressure too due to the very prolonged sale, so I'd rather spend the money on a professional deep clean of the house.
Otherwise, are there any specific searches which you can choose to do that are essential, e.g. whether ther aer any pipes running under the house or something like that?

Also to mention that the house been sold 4 yrs ago last time, and other sales on that street aer regular enough - so presumably all these people have done searches, including the current owner.
There is also no space nearby to built on.

hoa.org.uk/advice/guides-for-homeowners/i-am-buying/local-authority-searches-explained/

This has useful information on what is included and also mentions indemnity insurance.

I buy with cash and pick and choose which searches I need.

Is it built out round you? All empty spaces are targets for huge houses on tiny gardens. At the very least, check planning and ask around.

Would that not pick up development plans and planning permissions?

You can check all the planning stuff online, in fact I dare say you would do a better job as you will look wider than a search would.

Thank you - so is the planning/develpment one major thing that matter, being that all responses are about that?
As I mentioned there is no room aroumnd the strreet to build anything new. Also no room really for extension next door as th gardens aer very small and they already have converted the loft. There is a small block of flats on the opp side of the street but it looks fine, definitely not a demolition prospect.
I was thining more pipework - draimage under the house?

Thank you for the link, Gnome, will have a look. Is indemnity necessary when not doing searches? I do wat to see that the loft convesrion was done correctly - it oloks it but best to see the docs - pssibly you mean insurance for that? I may just request that and not anything else, hopefully this is quick enough to check unlike some other searches.

@tryingtocatchthewind

You can check all the planning stuff online, in fact I dare say you would do a better job as you will look wider than a search would.

That may or may not throw up any Local Plan details, which would be pre-planning, or ongoing consultations. Look at both local and county council websites as some may only be published in detail at a higher level , ie. minerals related applications.

@CatAndHisKit I would say the indemnity insurance is a good idea. Talk to your solicitor.

Regarding loft conversion this will be covered by building regs and possibly planning permission. These are things to raise with your solicitor as the current property owner should hold the relevant certificates. They arent things for searches so far as I am aware.

Checking out the local council websites will give you a heads up about potential local building works. You may be less concerned about your next door neighbour applying to put up a ground floor conversion but more concerned if the next street along with gardens backing onto yours are planning a development.

When buying cash, I've never bothered - especially if you know the street/area/talk to neighbours. And, as you say others around you have already done searches for you

ooh good to hear that tanquero from someone who actually did it.
I assume though that you did check building control/regs were in place if the house had loft conversion or extension? But I think that's quite quick to check.

We had indemnify insurance when searches were taking forever on our first house purchase. Like PP we knew the area well and were confident that there was nothing untoward likely to happen in the area.

Building regs certification is something your conveyancer should cover but do mention lost conversion/extension to them so that they know to ask. Same goes for new boiler or major electrical work.

@CatAndHisKit

ooh good to hear that tanquero from someone who actually did it. I assume though that you did check building control/regs were in place if the house had loft conversion or extension? But I think that's quite quick to check.

But if you discover there are no buildings regs certificates for the loft, you cannot get indemnity against enforcement, although that is unlikely if done 5+ years ago.

But if you discover there are no buildings regs certificates for the loft, you cannot get indemnity against enforcement, although that is unlikely if done 5+ years ago.

It an also include things like local Tvg applications which are especially relevant in rural areas and any tree protection orders either in your land and adjacent land. Planning is a big one, you might think there's 'no room' but what if someone Is demolishing and existing house/plot and punting 4 houses on it?

LIZS it was more than 5yrs ago though not sure how much more - I think around 10yrs by the look of it. I assume I could get indemnity in this case - but I hope there will be BC aprroval.
Gnome didn't know the boiler needs covered too - the current owner did install a new one 4yrs ago -would that be a certificate from electrician or from independent building control co?

neilly thanks - it's nor rural, a duburb of a city where it's built up. I think re demolishing it can happen anywhere even if no plans currently - as it is there aer no derelict building and they are terraces and small blocks of flats only that aer verry unlikely to be demolished.