How Much Are Conveyancing Searches in Harrow?
One task your conveyancer will take charge of is submitting the conveyancing searches to the relevant authority to ensure nothing is legally or environmentally affecting the property and its land. These searches typically include a Local Authority Search, Environmental Search and Water and Drainage Search.
Our team at Compare My Move strive to make the moving process as simple and efficient as possible for our users. To help with your Harrow move, we’ve researched the average costs of a Local Authority Search in the area. To ensure accuracy, we’ve taken the relevant prices and data from the Harrow Council website, more specifically, from their Land Charges page.
The Local Authority Search is a compulsory search that’s required when applying for a mortgage. The results should highlight any legal restrictions that could affect the property you’re viewing and any land surrounding it. The Local Authority Search is split into two sections, LLC1 and CON29.
According to the Harrow London Borough Council website, a full search including both sections will cost £265, including VAT. If you require standard enquiries for CON29 only, it will cost £250, including VAT. The LLC1 section is exempt from VAT and will cost £15 if requested separately.
If you require additional parcels or enquiries, the price will vary. For an additional Con 29 part 2 enquiry, there will be an added £30 to the overall cost. There will also be additional administration fees if you need any documents copied. These prices can vary depending on the conveyancer you choose to work with as some offer ‘package deals’ for the conveyancing searches. You will also have to consider the price of the additional Environmental Search and Water and Drainage search.
£15.00 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.
£250.00 inc VAT
This report includes approximately 85 sections which provide important environmental information about the property or area of land. It can reveal any building regulation information, drainage agreements, contaminated land, conservation areas, road proposals or schemes and any statutory notices against the property or area of land which may incur finance charges.
Total Fee for Official Search (LLC1 and CON29R)
£265.00 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29R.
What Are the Flood Risks in Harrow?
Another important aspect of the conveyancing process, especially for Harrow buyers, is using the Environmental Search to identify any flood risk areas. Harrow Council states on their website that, as Harrow is within three river catchments, it is a high-risk area for flash floods. If high rainfall exceeds the drainage capacity or the rivers and streams begin to overflow, nearby properties could become at risk of flood damage.
When viewing the UK Flood Risk Areas Map, the biggest factor that causes flooding in this area is the increase of surface water, meaning many properties could be affected during heavy rainfall. The rivers flowing through Harrow also increases the flood risk for homeowners, showing how vital it is to review your Environmental Search results with your conveyancer.
If you’re viewing properties within close proximity to any bodies of water in Harrow, it will be vital for you to arrange a flood risk report. For example, streets such as Masons Avenue and Forward Drive are located fairly close to Wealdstone Brook, resulting in them being very accustomed to flooding alerts and warnings.
You can view these flood alerts via the local council’s website where they also provide relevant flooding advice for anyone affected. All the necessary information and contact details are all presented on the webpage if you require further information before completing the property transaction.
Don’t forget to read the report thoroughly and to ask your conveyancer about anything you don’t quite understand. They will take you through any of the potential issues raised through the flood risk report.
Are There Ground Stability Concerns in Harrow?
As Harrow is a large London town, there will be a lot of pressure added onto the ground due to the densely-packed locations and mass amounts of buildings. This can sometimes result in ground instability and lead to major issues such as landslides and subsidence. This makes the Environmental Search even more vital as issues like these can affect the safety and value of a property.
Subsidence is a word often dreaded by homeowners. It typically occurs when the ground beneath a property compresses or sinks, creating an unbalanced foundation. According to Geobear’s UK Subsidence Map, Harrow and many of the London towns are ‘hotspots’ for subsidence. This is due to the added pressure put on the ground when small areas become densely-packed with buildings.
If you suspect the property you’re viewing has signs of subsidence, you should speak to your conveyancer about the ground stability report and hire a property surveyor to assess the damage.
The Map of the Distribution of Clay Over the UK depicts Harrow as on the border of being Hazard Level D and Hazard Level E. This further explains why the area is prone to subsidence as Hazard Level D or E areas have the weakest form of clay soil meaning it can easily swell or shrink under extreme pressure, redevelopment or when there’s a change in temperature.
If you’re planning on expanding or redeveloping the property once purchased, it’s vital you read through the results of the ground stability report as the ground may not withstand the added pressure.
- 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 Harrow?
To highlight any potential risks from local radon gas, your conveyancer should request a CON29 document as part of the Local Authority Search. Radon gas is a colourless and odourless gas that’s emitted from rocks and soil when small amounts of natural uranium within them decays.
Despite it being natural gas, it’s important to uncover the level of radon gas within your local area as extreme emissions can cause health problems, including an increased risk of lung cancer. It’s not a factor many homeowners consider when moving, but it’s vital you ask your conveyancer to discuss the results with you before completing the purchase.
According to the UK Radon Map, Harrow is not a ‘high risk’ area for radon gas. Some areas like Ruislip, Pinner and those nearest to London have a small to medium risk, but overall, the centre of Harrow does not seem to be greatly affected by radon gas.
However, there are pockets of Harrow that are considered ‘raised radon areas’, meaning there is a slight risk of them experiencing emissions that are above-average. According to the UK Government's Public Health England, streets such as Blenheim Road and Bladon Gardens are within raised radon areas.
If you’re searching for your new home in these parts of Harrow, it’s vital you ask your conveyancer to take you through the conveyancing search results. If you discover you are within a raised radon area, you can then calculate your next steps and be more informed before continuing the purchase.
Is Contaminated Land an Issue in Harrow?
Contaminated land is labelled as such when substances that could cause significant harm to people, properties or protected species are found. The site may also contain significant pollution or the risk of radioactivity. An example of contaminated land could be land previously used as a landfill site or mining area. Harrow has a strong industrial and commercial history which may have affected the land over the years.
It’s important to note that the borough currently does not contain any known major landfill sites. However, if you’re considering buying a house on land with known industrial past use, then there might still be contamination present. This is why the Environmental Search is so important, as it can highlight any problems or potential contamination.
To complete the search, an inspection of the property may occur and soil samples may be taken. Rest assured, your conveyancer or conveyancing solicitor will arrange the Environmental Search for you, including finding the records stating the previous land uses.
Harrow Council does not currently have a Contaminated Land Register that can be easily found on their website. However, they do have their Contaminated Land Strategy available for those looking for more information on how they’ve remedied previous sites.