Thank you for subscribing to our newsletter.
Thank you - a member of the team will be in touch within 1 business day to set up your account. If you have any questions, please call us on 0844 249 9200.
Thank you for sending us your comments.

Property Searches Scotland


Our turnaround times are exceptional with most reports typically returned between 4 hours and 24 hours from request


: about PSS
Visit the PSS site

We offer a full range of property searches for residential, commercial and remortgage conveyancing across all of Scotland's 32 council areas. Our search service is fast, accurate and very cost effective.

Part of the tmgroup family, Property Searches Scotland launched in 2012. It's now the fastest growing search company in the country: more than a fifth of residential conveyancers in Scotland order searches from us and more than 25% use us for remortgage work.

Our approach is simple: we offer exceptional service and fast, accurate search products at highly competitive prices.

: unrivalled turnarounds

Search turnaround times are exceptional with Property Enquiry Certificates and Coal Reports typically returned in just 4 hours and 95% of Legal Reports in 24 hours. Legal Report Continuations may be ordered in advance and are typically returned by midday on the scheduled day.

Urgent requests incur no additional charge and are typically returned in less than one hour. Our online ordering portal provides unique search alerts, such as if your property may be affected by coal mining or flood risks, with searches orderable with a simple click.

Value for money

Innovative technology allows us to do a better job with fewer people. As a customer you'll benefit from the huge savings we achieve through these efficiencies. This means you don't have to compromise on quality when opting for the most cost-effective search solution.

We also offer attractive portfolio discounts as well as generous loyalty bonus schemes.

No-sale no-fee

Obtaining property searches at an early stage of the conveyancing process gives you sufficient time to deal with any adverse matters highlighted on searches, particularly any Orders or Notices or potentially inhibited individuals.

We remove the risk associated with this approach by guaranteeing to cancel all search costs in the event that the transaction falls through. No fuss.

: core products & services

Property Enquiry Certificates (PECs)

Our experience in the production of PECs is unrivalled. Members of our team were involved in the development of Scotland's first private sector PEC service with SPH in the 1990s. Our standard turnaround time is 24 hours. Expedited reports can be returned to you in less than one hour at no additional cost.

We provide PECs for residential and commercial properties covering all 32 council areas across Scotland. You'll receive a full planning and building warrant search as standard and we do not artificially limit this information to five years.

We provide full disclosure of all Orders and Notices associated with a property – not just disclosure of notices that feature in publically available records. We will also obtain financial information in respect of notices on your behalf at no extra cost.

Our unique database of proprietary information is derived from Local Authority records. It is updated in real time so you can be sure any PEC you request features the most up-to-date information.

Legal Reports

With standard turnaround times of between 24 and 36 hours, you'll have the information you need without disruption to your process. Expedited reports can be returned in less than one hour at no additional cost.

New products that replace Forms 10 to 13 following the introduction of the Land Registration (Scotland) Act 2012 which came into force in December 2015:

  • Legal Report Unregistered Land (PRR01) is the report that replaces a Form 10 and provides identical information to the Form 10 plus details of Advance Notices and caveats. Multiple continuation reports (PRR03UL) can be provided at no additional cost.
  • Legal Report Registered Land (PRR02) is the report that replaces a Form 12 and also provides identical information to the Form 12 plus details of Advance notices and caveats. Multiple continuation reports (PRR03RL) can be provided at no additional cost.
  • All reports include a search in the Register of Inhibitions and the Accountant in Bankruptcy's Insolvency Register, these searches are carried against the proprietors of the subjects and any other parties instructed. Relevant entries and those which may be of interest are disclosed on the report.

Legal Report Continuations may be scheduled using our online diary service. These reports are prioritised on the requested day so that they are typically returned by midday.


Plan Reports

We source these reports directly from Registers of Scotland.

The following pre-registration Plans Reports can be provided where a full bounding description and or a Deed Plan are provided alongside a written description of the subjects to be compared to the Cadastral Map.

Level 1 – Confirms whether the documentation submitted meets the registration requirements of the 2012 Act and confirms whether there are any conflicts with existing cadastral units.

Level 2 – This is the new standard report that broadly replaces the former P16 Report and provides the same information as a Level 1 Plans Report, as well as confirming whether or not the subjects can be identified on the OS map and advises whether the boundaries correspond with the physical features as defined on the ordnance survey map.

Level 3 – This contains the same information as the standard plans report and also provides additional information relating to exclusive areas and shared areas relevant to the subjects, such areas may include servitudes/burdens and other registered interests such as minerals.


Remortgage Report

Our Remortgage Report confirms the current legal position of the subjects instructed as well as identifying any additional areas of ground or relevant subjects that may be owned by the proprietors.

The report itself contains details of the current owners (date of title, consideration and survivorship destination), extant charges and associated deeds against the subjects, as well as any relevant burdens since the date of title.

Updated Remortgage Reports are available as required upon request.

Both reports contain a search against the infeft proprietors, and any other parties instructed, in the Register of Inhibitions and the Accountant in Bankruptcy's Insolvency Register. Relevant entries and those which may be of interest are disclosed on the report.


Coal Mining Reports

We source these reports directly from the Coal Authority. Residential, Commercial and Interpretive reports are available as required.


We can facilitate all searches and reports to support the conveyancing process and examples of other products available include Company and Charges Searches, Copy Deeds, Deed Plans, Environmental Searches

: contact us

Time to switch to tm? Any burning questions?
Please get in touch using the form below or call us on 0844 249 9200