Planning applications. Contaminated land. Flood zones. Tree preservation orders. Your searches arrived. Reading them takes longer than waiting for them.
Conveyancing searches generate voluminous results that must be carefully analysed: local authority searches (LLC1 + CON29R), environmental searches (contaminated land, flood risk, ground stability, radon), water and drainage searches (CON29DW), and any regional searches (mining, brine, tin, clay). Each search result must be checked against the property and transaction — a planning application near the property, a flood zone designation, a contaminated land entry, or a tree preservation order can all materially affect the transaction. Reviewing a full set of search results takes 30-45 minutes per property. Your agent parses all search results, flags material entries, cross-references against the property data, and produces a client-ready summary of material findings.
What Your Agent Actually Does
Your agent parses local authority, environmental, and drainage search results — flagging material entries and producing client-ready summaries in minutes rather than 45 minutes.
Parses all standard search types
LLC1 local land charges, CON29R standard enquiries, CON29O optional enquiries, environmental searches (Landmark, Groundsure, FCI), water and drainage (CON29DW), and regional searches — your agent reads and analyses all standard conveyancing search formats.
Flags material entries for the transaction
Planning applications within proximity, conservation area designations, listed building status, flood zone classification, contaminated land entries, tree preservation orders, highway proposals — your agent identifies entries that are material to this specific property and transaction.
Cross-references search results against property data
A flood zone designation matters more for a ground-floor flat than a hilltop house. A planning application for a neighbouring development affects value differently depending on property type. Your agent contextualises search results against the property and transaction.
Produces client-ready summaries
Clear, jargon-free summaries of material search findings for your report on title. Your conveyancer reviews for accuracy, but the drafting is done — saving 30+ minutes per transaction on search analysis alone.
Identifies further enquiries needed
Search result flags a planning application — should you raise an additional enquiry? Environmental search shows potential contamination — does an environmental consultant need instructing? Your agent identifies where further investigation is warranted.
The real numbers.
| Conveyancer time reviewing searches (30-45 min per property) | £3,000–£8,000/year |
| Missed material entries leading to client complaints | £500–£5,000/year (complaint handling + potential claims) |
| Paralegal time summarising for reports on title | £1,000–£3,000/year |
| Realistic annual cost | £4,000–£10,000 |
| Agent build (one-off, configured to your search providers) | £3,000–£5,000 |
| Monthly running costs (hosting + AI usage) | £120–£200/month |
| Search format and regulatory updates | Included in first year |
| Realistic first-year total | £4,440–£7,400 |
Search results are one of those areas where the time spent reading exceeds the time spent waiting. Every search must be carefully reviewed for material entries — but the analysis is repetitive and pattern-based, exactly the kind of work an AI agent excels at.
Your agent does the initial analysis; your conveyancer applies the professional judgement on which findings are material and what action to take.
Good fit / not a fit.
This works brilliantly for:
- Conveyancing firms handling 10+ transactions per month
- Firms where search review is a significant time sink
- Firms using InfoTrack, Search Acumen, or other electronic search providers
- Paralegals spending hours summarising search results for reports on title
This probably isn't for you if:
- Your practice handles fewer than 5 transactions per month
- You already have a paralegal team dedicated to search analysis
- You specialise in commercial property (different search considerations)
Let's talk.
We'll start with your monthly transaction volume, which search providers you use, and how you currently handle search review. Usually a 10-minute conversation.
hello@nimblecroft.com