Screening vs FRA vs conveyancing search
Three very different “flood reports”, and when you need each. A plain-English guide to choosing the right one.
“Flood report” can mean very different things, and it matters which one you have. Here is how an open-data screening compares with a regulated conveyancing flood search and a site-specific Flood Risk Assessment (FRA) — and when you need each.
Best for: a fast, low-cost first look when shortlisting or getting oriented.
Liability: none — it is a data screen, not a professional opinion.
Cost & speed: £20, instant.
Best for: buying with a mortgage — lenders and solicitors normally require one.
Liability: yes — professional indemnity sits behind it.
Cost & speed: higher; ordered by your solicitor.
Best for: planning applications — usually required in Flood Zones 2 & 3, or larger sites in Zone 1.
Liability: yes — a professional deliverable.
Cost & speed: quoted per site; days to weeks.
Which do you need?
- Just orienting yourself or comparing properties? Start with a screening.
- Buying with a mortgage? Your solicitor will obtain a regulated conveyancing flood search. A screening is a helpful early heads-up, not a replacement.
- Extending, converting or building? The planning authority may require a site-specific FRA and a drainage strategy. A screening tells you early whether that is likely.
We can do all three
Because our screening was built by a flood-risk engineer, we do not just hand you a data screen and stop. If a screening flags a concern, we can prepare the full FRA or drainage design, or point you to the right regulated search. Get in touch and we will tell you honestly which product fits your situation.
Know the risks before you commit
An instant, plain-English flood & environmental screen for any address in England — a fast, low-cost first look before you spend on surveys or searches.