How Much Are Conveyancing Search Costs in Cardiff?
A key role of your chosen conveyancer will be organising the necessary conveyancing searches on the land in which the property is located. These searches provide buyers with an idea of any risks or issues within the area, such as flooding risks, planning permissions, subsidence and more. The results will be essential to your property purchase, so it’s important you find a trusted and experienced conveyancer for the job.
One of the biggest aspects of the conveyancing searches is the Local Authority Search. This is usually split into two sections: LLC1 and CON29. The costs of this search will vary depending on the location of the property in question and the conveyancer you choose to work with.
According to the Cardiff Council website, a full Local Authority Search will cost £116.40, with the LLC1 form costing only £6 and the CON29 costing £110.40. There is also the option of requesting additional enquiries and parcels, but these will vary depending on the request. The optional CON29(O) form contains questions 4-22 and will require a fee of £10.80.
£6 inc VAT
This includes details of any restrictions or prohibitions on the land/property and any financial charges held against it. It is exempt from VAT.
£110.40 inc VAT
The CON29 is an enquiry into the local authority to reveal any planning history or building regulations. There’s usually up to 85 sections.
Basic local authority search (LLC1 and CON29)
£116.40 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
What Are the Flood Risks in Cardiff?
Due to the presence of the River Taff, the Ely River, Cardiff Bay and other bodies of water, many Cardiff properties will be at risk of flooding. However, Cardiff Council does currently have a Flood Risk Management Plan as well as a document explaining Coastal Risk Management should you want further reassurance.
According to the Natural Resources Wales Map, there’s a small number of streets at risk of coastal flooding in Cardiff Bay. However, whilst surface water flooding is not an issue in Cardiff, the rivers that flow through the city do increase the need for flood alerts. The map opposite indicates the areas most at risk, with streets including Wyndham Street, Severn Grove and Dyfrig Road being more at risk due to their proximity to nearby rivers.
Flooding is a key threat across Wales and so it’s not surprising that Cardiff is also at risk. With the disastrous storm in early 2020 (known as Storm Dennis), many properties suffered from some form of water damage, meaning the conveyancing searches will be invaluable for many Welsh movers. If you suspect the property you’re viewing has previously suffered from water damage, it’s also important that you organise a property survey to assess the home.
Once the conveyancing searches are complete, ask your conveyancer to go through the results with you so that you’re fully aware of the level of risk that may come with the property. A Flood Risk Report will have all the information you need to assess the property’s potential for flooding.
Are There Ground Stability Concerns in Cardiff?
Geobear’s UK Subsidence Map depicts a small area of Cardiff being at medium risk of subsidence, showing a small amount of ground instability. As part of the Environmental search, your conveyancer will arrange a Ground Stability report to be undertaken on the property you’re viewing and its surrounding area.
Throughout the eighteenth century, South Wales played an important role in the Industrial Revolution due to its coal mining industry - so much so that, by 1913, Cardiff Bay became the second-largest coal exporting port in the world, just behind Barry Island. Due to this thriving industry, the impact of ground instability raised significantly, affecting properties even today.
Whilst many, if not all, of the collieries are now closed, the ground is still recovering from their effects. Some areas of Cardiff may require your conveyancer to arrange a CON29M coal mining report. If you suspect the property you’re interested in was built near a coal mine or similar area, this report will reveal any issues created due to the previous mining activity. It will also highlight any future plans for mining in the area should they arise.
- Reveals instability issues from natural or man-made hazards.
- Highlights historic and current landfill sites.
- Identifies natural ground subsidence.
- Recognises historic tin, coal, clay and any other mining activity.
What Are the Radon Gas Levels in Cardiff?
Radon gas is a colourless and odourless gas that naturally occurs when small amounts of uranium in rocks and soils decay. Despite the emissions being natural, radon is the second leading cause of lung cancer, after tobacco. Low or average levels will not greatly impact your health, but it is essential you highlight if the property that you’re interested in will be impacted by high levels of radon.
Your conveyancer will be able to arrange for a report to be compiled along with the other conveyancing search results. This report will include details on levels of radon gas in the area that the property you wish to purchase is situated. According to the map opposite, Cardiff is not at risk of high levels of radon. However, some of the surrounding areas are.
Whilst Cardiff’s centre is depicted as having low levels of emissions, the areas surrounding it have between a 1-5% chance of experiencing medium to high levels. More specifically, streets such as Llandaff Road and Pencisely Avenue have previously been recorded as being in raised radon areas, increasing the likelihood of above-average radon ratings.
If you’re looking to purchase a property in any of the areas mentioned above, it’s essential that you hire a trusted conveyancer and pay close attention to the reports they provide you with.
Is Contaminated Land an Issue in Cardiff?
Another factor your conveyancer will research during the Environmental Search is the presence of contaminated land in Cardiff. A Contaminated Land Search will review historical land use, as well as recent industrial, waste and landfill usage. As Cardiff has a strong industrial heritage, this search could prove to be crucial for many homebuyers.
This type of search will inform you of any potential risks of the land surrounding your property being deemed as ‘contaminated’. A piece of land will become contaminated when substances find their way on or into the ground, often due to industrial disposal, leaks or spillages. These substances could be harmful to you, the property or the local environment.
Under Part 2A of the Environmental Protection Act 1990, there is a requirement for the SRS to inspect land in Bridgend, Cardiff and the Vale of Glamorgan. There does not appear to be any current examples of contamination in Cardiff but it’s vital you keep up-to-date should this change. Cardiff Council has a thorough Contaminated Land Inspection Strategy should you want further information on how to report and remedy contaminated land in Cardiff.