How Much Are Conveyancing Searches in Leicester?
The conveyancing searches will be a vital part of the conveyancing process. The main search your conveyancer will organise is the Local Authority Search with the local council. A local authority search will reveal important legal and environmental information about the property and the area around the property.
The Local Authority Search is made up of the Local Land Charge LLC1 and the CON29. According to Leicester City Council’s website, it will cost £99 for a full basic Local Authority Search which includes £15 for the LLC1 and £84 for the CON29R.
For additional extras it will cost £15.40 per extra parcel of land, then £1 for LLC1 and £14,40 for a CON29R. It will cost £14.40 for optional questions in the CON290 numbers 4-21 and £16.80 for number 22. Additionally, for your solicitor’s own questions, there is a charge of £18 per question.
Your Local Authority Search will be able to tell you vital information about the area that you might not know if you don’t hire a conveyancer. Other conveyancing searches your conveyancer will carry out include the Environmental Search and the Water and Drainage Search.
Full Local Authority Search (Local Land Charge (LLC1) & CON29R)
£99 inc VAT
This is the full Local Authority Search including the LLC1 and the CON29R.
Local Land Charge Search (LLC1)
£15 inc VAT
This is a search of the Local Land Charges Register. It can reveal any environmental or legal financial issues.
£84 (inc. £14 VAT) inc VAT
The CON29R is an enquiry into the local authority to reveal any planning history or building regulations.
What are the Flood Risks in Leicester?
According to a UK Government flood risk map, the outskirts of Leicester have a high risk of flooding. This means that the chance of flooding is greater than 3.3% each year. The city centre remains unaffected, but Leicester Street, Green Lane Road, London Street and Nottingham Road are areas that have a significantly higher chance of river or sea flooding.
Leicester is vulnerable to flooding after heavy or prolonged rain due to the way the city has been built up along the River Soar valley, close to the head of the river’s catchment area. Although there have been improvements made to the tributaries in the last century, the unpredictable nature of climate change will no doubt lead to flooding in Leicester.
Leicester City Council has a Local Flood Risk Management Strategy in place to inform the residents of Leicester about potential flood risks and how they can prevent the risk of flooding in the city.
When you’re buying a house in Leicester, your conveyancer will organise conveyancing search which will include a Local Authority Search, an Environmental Search and a Water and Drainage Search to assess the flood risk in your area.
Are There Ground Stability Concerns in Leicester?
During your Local Authority Search, the council and your conveyancer will organise a Ground Stability Search to assess the stability of the ground on and around the property. The search will highlight any subsidence or other issues with the ground that could affect your property’s value over time.
According to a Map of the Distribution of Clay Over the UK, Leicester is in hazard level category D, meaning there is a medium risk of properties being built on clay soil. Rest assured, your conveyancing searches will highlight if the property is at risk of subsidence.
Another issue that can cause the ground to become unstable is if the area has a history of mining. There are no collieries in Leicester at present but prior to the Miners’ Strike in 1985, the East Midlands boasted around 30 working mines. The Coal Authority’s Mining Map shows no past shallow coal mining workings in Leicester, which can cause subsidence and ground instability.
If your conveyancing searches reveal that the property is in a mining area, your solicitor may recommend you getting a CON29M Coal Mining Search for a further look. Although this is unlikely in Leicester, you should be aware of all options for further peace of mind.
- 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 Leicester?
Radon Gas is present at a low level throughout the UK, but some areas are at danger of higher levels than others. During your conveyancing searches, your CON29 document will ask questions relating to the threat of radon gas in and near the property. This type of conveyancing search will determine whether or not the house you plan to buy is in a radon affected area.
Compare My Move have researched Radon Gas levels in Leicester for your peace of mind. Leicester is at extremely low risk of the presence of radon gas, with a small area having a maximum potential of just 1-3%. However, just East of Leicester in Northamptonshire, there are areas with bands of elevated radon potential, with a maximum radon potential of 10-30 %.
Is Contaminated Land an Issue in Leicester?
Contaminated land is any land that could cause significant harm to the public or the environment due to the substances from previous or current use of the land. Contaminated land usually occurs where land has been used previously as mines, landfills, factories, steelworks or refineries.
Historical land use in Leicestershire has resulted in the potential for further contamination of land. The closed Enderby Hill Quarry landfill in Leicestershire is a designated contaminated land site according to the Leicestershire and Leicester Waste Development Framework document. Leicester City Council has a detailed Contaminated Land Inspection Strategy in place.
When you’re buying a house in Leicester, your solicitor will contact the local council to find out if there is any contaminated land on or near the property you plan to buy. Your Local Authority Search will highlight any risk of contaminated land for your peace of mind, so you shouldn’t underestimate the importance of using an experienced and professional licensed conveyancer.