Do I Need a Mining Search When Selling My House?

If you are selling a property in certain parts of England and Wales, your buyer's solicitor will almost certainly request a coal mining search before the sale can proceed. This is one of the additional property searches that goes beyond the standard search pack, and it is required whenever the property falls within a defined coalfield area.

This guide explains what a mining search is, when one is needed, which areas of the UK are affected, how much it costs, and what the results mean for your sale. If you are selling in a former mining area, understanding this search in advance can save you time and help you avoid surprises.

What is a mining search?

A mining search — formally known as a CON29M — is a report provided by the Coal Authority, the government body responsible for managing the effects of past coal mining in Great Britain. The search reveals whether a property is in an area affected by historical, current, or planned coal mining activity.

The CON29M report covers a range of issues that could affect the property and its structural stability, including:

• Past underground mining — Whether coal was extracted from seams beneath or near the property, and at what depth
• Opencast mining — Whether the site or nearby land was subject to surface-level coal extraction
• Mine entries — The location of mine shafts and adits (horizontal tunnels) within influencing distance of the property
• Subsidence claims — Whether any claims for coal mining subsidence damage have been made in respect of the property
• Mine gas emissions — Whether the Coal Authority has records of gas emissions from abandoned mines in the area
• Planned future mining — Whether there are any current coal mining licences or permissions affecting the area
• Coal Authority notices — Whether the property is subject to any remediation or safety notices issued by the Coal Authority

The search draws on the Coal Authority's database of over 170,000 recorded mine entries and extensive geological records covering centuries of coal mining activity across England, Scotland, and Wales.

When is a mining search required?

A CON29M mining search is required whenever the property being sold falls within a coal mining reporting area as defined by the Coal Authority. These areas correspond to the historic coalfields of Great Britain — regions where coal was mined commercially, often for hundreds of years.

The Coal Authority publishes an interactive map on its website where you can check any address or postcode for free. If the property is within the reporting area, the buyer's solicitor will request a CON29M search as part of the standard conveyancing protocol. Most mortgage lenders will refuse to lend without one.

Approximately 42% of properties in England fall within a coal mining reporting area, according to the Coal Authority. This is a substantial proportion, and many sellers are surprised to learn that their property is in an affected zone — even in areas that do not feel like traditional mining communities.

If your property is outside the coal mining reporting area, a CON29M search is not needed. However, if the property is in an area with a history of non-coal mining — such as tin mining in Cornwall, lead mining in Derbyshire, or brine extraction in Cheshire — your conveyancer may recommend a separate ground stability search or a commercial non-coal mining report instead.

Which areas of the UK are affected?

The Coal Authority's reporting areas cover the major historic coalfields across England, Scotland, and Wales. As a seller, it is worth knowing whether your property is in one of these regions, because the buyer's solicitor will check early in the process. For a detailed breakdown by region, see our guide to coal mining search areas in the UK.

The following table summarises the main coalfield areas. This is not an exhaustive list — the Coal Authority's interactive map is the definitive source — but it covers the regions where the majority of affected properties are found.

It is important to note that the reporting area boundaries do not follow neat administrative lines. A property on the edge of a town may be within the reporting area while a neighbouring property is not. The only way to be certain is to check the Coal Authority's map using your specific postcode.

What does the mining search reveal?

The CON29M report returns detailed information across several categories. The results are typically presented in a question-and-answer format, with each section addressing a specific area of mining risk.

Past shallow mining

The most common finding is evidence of past underground coal mining at relatively shallow depths. Mining at depths of less than 30 metres is considered more likely to cause ground movement at the surface. The report will state the recorded depth of the shallowest known seam and whether mining took place within influencing distance of the property.

Mine entries near the property

The Coal Authority maintains records of over 170,000 mine shafts and adits across the country. The search will reveal whether any recorded mine entries exist within 20 metres of the property boundary. If a mine shaft is found nearby, the buyer's solicitor will want to know whether it has been properly capped and made safe.

Subsidence claims

The report will show whether any claims for subsidence damage caused by coal mining have been made against the property. Under the Coal Mining Subsidence Act 1991, the Coal Authority is responsible for making good any damage caused by coal mining subsidence. If a claim has been made and resolved, this is recorded and can actually reassure buyers that any damage has been formally addressed.

Coal Authority notices and orders

The search will reveal whether the Coal Authority has issued any notices affecting the property — for example, a notice requiring remedial work to make a mine shaft safe, or a stop notice preventing development until ground conditions have been assessed.

What happens if the search reveals problems?

Finding evidence of past mining activity in a CON29M search is extremely common in affected areas — it does not mean you cannot sell. Thousands of properties are bought and sold every year in former coalfield areas with no issues. The key question is whether the mining activity poses an ongoing risk to the property.

Here is what typically happens if the search flags something:

1. The buyer's solicitor raises enquiries. They will ask you (through your solicitor) for more information about any mining-related issues. This is part of the normal process when searches reveal problems.
2. Further investigation may be recommended. If the search shows shallow mining or a nearby mine shaft, the buyer's solicitor may recommend a more detailed ground stability assessment or a Coal Authority consultancy report.
3. The buyer may request indemnity insurance. For lower-risk findings, such as mining at depth with no history of subsidence, the buyer may take out indemnity insurance to cover the potential risk. This is a one-off payment and is common practice.
4. Price renegotiation is possible but rare. In most cases, a mining search result does not lead to a price reduction. However, if significant ground instability is identified, the buyer may seek to renegotiate or commission a structural survey before proceeding.
5. Withdrawal is uncommon. Buyers very rarely pull out of a sale solely because of mining search results. The vast majority of properties in coalfield areas have mining history, and the market prices already reflect this.

If you are selling a property that has experienced subsidence in the past, see our separate guide on selling a property with subsidence for more detailed advice.

How much does a mining search cost?

The CON29M coal mining search costs between £40 and £55, depending on the provider and whether it is ordered directly from the Coal Authority or through a search agent. Your solicitor or conveyancer may add a small handling fee for ordering and reviewing the results.

This is a relatively small cost compared to the overall expense of conveyancing. For a full picture of what you can expect to pay across all searches, see our guide to search fees and who pays.

Who pays for the mining search?

In a traditional transaction, the buyer pays for all property searches, including the mining search. The cost is included in the buyer's conveyancing disbursements.

However, as a seller you can choose to order the mining search upfront as part of a seller search pack. This means the result is ready and waiting when the buyer's solicitor requests it, which removes a potential delay. The cost to you is typically the same as the buyer would pay, and the time saving can be significant — especially if you are trying to keep your search timelines as short as possible.

Can sellers order a mining search upfront?

Yes. There is nothing stopping you from ordering a CON29M search before you even list your property. In fact, if you know your property is in a coal mining reporting area, ordering the search early is one of the simplest ways to prevent delays later.

The benefits of ordering a mining search upfront include:

• Speed. The result is ready when the buyer's solicitor needs it, removing a step from the post-offer process.
• Transparency. If the search reveals any issues, you can address them proactively rather than being caught off guard mid-sale.
• Confidence. A clean mining search reassures buyers and their solicitors, particularly those unfamiliar with buying in coalfield areas.

Bear in mind that most mortgage lenders consider search results valid for 3 to 6 months. If your property takes longer to sell, the buyer's lender may require a fresh search, though the cost is modest enough that this is not a significant concern.

Non-coal mining searches

The CON29M only covers coal mining. If your property is in an area with a history of other types of mineral extraction, the buyer's solicitor may request a separate non-coal mining search from a commercial provider. These searches cover minerals such as:

• Tin and copper — Cornwall and parts of Devon
• Lead and zinc — Derbyshire, the Yorkshire Dales, and parts of North Wales
• Brine and salt — Cheshire and parts of Worcestershire
• Limestone and gypsum — Parts of Nottinghamshire, Staffordshire, and the Peak District
• Slate — North Wales, particularly Gwynedd
• Iron ore — Parts of Cleveland, Cumbria, and Lincolnshire

Non-coal mining searches are provided by companies such as Terrafirma, Groundsure, and Landmark. They typically cost £30-£50 and return within a few working days. Your conveyancer will advise whether one is needed based on the property's location.

What sellers should disclose about mining

As a seller, you have a duty to answer questions about your property honestly in the property information form. Section 7 of the TA6 asks about environmental matters, including whether you are aware of any ground instability, subsidence, or mining activity affecting the property.

You should disclose:

• Any subsidence damage you are aware of, whether or not it was formally claimed
• Any repairs carried out as a result of mining subsidence
• Any correspondence you have received from the Coal Authority
• Any ground movement, cracking, or settlement you have noticed during your ownership

Failing to disclose known issues can expose you to a misrepresentation claim after completion. Honesty is always the best policy — and a mining search will reveal most of this information anyway, so attempting to conceal it is both risky and pointless.

Coal mining searches in northern England

Northern England contains the largest coalfield areas in the country, stretching from the Lancashire and Cumbrian coast across to Yorkshire and up through Durham and Northumberland. If you are selling in any of these regions, a CON29M mining search is almost certainly going to be required. Below is a closer look at the key areas.

South Yorkshire

Barnsley, Doncaster, Rotherham, Wakefield, and the eastern suburbs of Sheffield all fall within the Coal Authority's reporting zone. This is one of the most extensively mined parts of England, with deep coal seams worked for over two centuries. Properties across the South Yorkshire coalfield will need a CON29M search without exception. For a full breakdown of affected postcodes and what to expect, see our guide to coal mining search in South Yorkshire.

Durham and Northumberland

The Great Northern Coalfield had 234 collieries at the time of nationalisation in 1947, making it one of the most densely mined regions in British history. The Coal Authority's reporting zone covers County Durham, Sunderland, South Tyneside, and large stretches of the Northumberland coast. Mining activity here ranged from shallow drift mines to deep pits, and many properties sit above multiple worked seams. For detailed guidance on this area, see our guide to coal mining search in Durham and Northumberland.

West Yorkshire

Central Leeds and Bradford are generally outside the coal mining reporting zone, so properties in these city centres are unlikely to require a CON29M search. However, the eastern fringe towns — including Castleford, Pontefract, and Normanton — are firmly within the reporting area due to their proximity to the Yorkshire coalfield. If you are selling in any of these towns, a mining search will be needed. The boundary can be surprisingly sharp, so it is always worth checking even if you are on the outskirts of an apparently unaffected city.

Checking your specific property

The most reliable way to confirm whether your property falls within the coal mining reporting area is to use the Mining Remediation Authority (MRA) interactive map, available at datamine-cauk.hub.arcgis.com. Enter your postcode or address to see detailed information about recorded mine entries, past workings, and whether the property is within the defined reporting zone. This is a free tool and gives you a definitive answer before your solicitor even needs to order the formal CON29M search.

Sources and further reading

• Coal Authority — Interactive map of coal mining reporting areas and CON29M search service: coalauthority.gov.uk
• Coal Mining Subsidence Act 1991 — Legislation governing responsibility for coal mining subsidence damage: legislation.gov.uk
• Law Society — Conveyancing Protocol and guidance on property searches: lawsociety.org.uk
• GOV.UK — Coal Authority guidance for property buyers and sellers: gov.uk/government/organisations/the-coal-authority
• British Geological Survey — Geological hazard data and ground stability information: bgs.ac.uk
• HM Land Registry — Property ownership and title information: gov.uk/government/organisations/land-registry

Related guides

• HS2 Search: When Is It Needed and What Does It Show?
• Commons Search Explained: Do You Need One?

Frequently asked questions