How Much Are Conveyancing Searches in Bromley?
Conveyancing searches are an important part of the process of buying a house. One of the most important searches is the Local Authority Search with the local council. This type of search will reveal important legal and environmental information about the property you’re interested in and the surrounding area.
The Local Authority Search is composed of two separate parts: the LLC1 and the CON29R. According to the Bromley Council website, the cost of a full Local Authority Search in Bromley is £89. If you require the LLC1 document alone, the cost is £22, whilst the CON29R document costs £67.
Additional parcels will cost extra, with a fee of £29 for a maximum of 19. There are also optional enquiries that can be printed if necessary, with the CON29O costing £18 per enquiry. It would be wise to speak directly with your conveyancer before requesting any additional information, however.
Other conveyancing searches your conveyancer may organise can include an Environmental Search and a Water and Drainage Search. Some conveyancers will offer a unique price depending on their contract.
£22 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.
£67 inc VAT
The CON29R 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 CON29R)
£89 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29R.
What are the Flood Risks in Bromley?
When purchasing a new home in Bromley, your conveyancer will arrange a number of conveyancing searches to provide you with more information about the property. These will include searches such as the Local Authority Search, Environmental Search and a Water and Drainage Search. These will help you assess the flood risk in your area.
According to the UK Government’s flood risk map, Bromley has a low risk of flooding overall. However, properties close to the Ravensbourne River will have a much higher risk. Streets such as Glassmill Lane, Queen's Mead Road and Hillside Road, have previously been subject to a number of flood warnings and alerts - if you’re searching for homes in these areas, it’s vital you request a Flood Risk Report for further information.
Whilst the river is a major source of the floods seen in Bromley, there is also the danger of surface water flooding. Bromley Council has a very useful Risk of Surface Water Flooding Map that depicts the extent of previous surface water flooding throughout the entire borough. Again, the risk increases the closer the property is to the river, but there are small pockets of flooding throughout the area too.
It would be wise to review the council’s map before committing to the purchase. Whilst Bromley has a low level of risk overall, the property you’re viewing may have had previous water damage that you must be aware of as it can affect its value.
Are There Ground Stability Concerns in Bromley?
As part of the Local Authority Search, your council will also organise a Ground Stability Search to assess the stability of the land under and surrounding the property. Issues such as subsidence will be highlighted so that you can understand how the property’s value may be affected over time.
Due to its proximity to London, buildings in Bromley are prone to subsidence. Densely populated areas often experience issues with subsidence as the number of tightly-packed buildings puts pressure on the ground, weakening it. This means that the results of the Ground Stability Search can be invaluable for potential buyers.
According to the Map of the Distribution of Clay Over the UK, Bromley is a Hazard Level D. This means there is a medium risk of the clay soil beneath the properties swelling and moving when under extreme pressure or during an extreme change in temperature. This can lead to subsidence over time so it’s essential you ask your conveyancer for more information.
- 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 Bromley?
Radon gas is a natural but radioactive gas that is present at low levels throughout the UK. It is colourless and odourless and is emitted when the natural uranium in rocks and soil decay. Some areas will have higher levels of emissions than others, increasing the risk of a variety of health issues.
During the conveyancing searches, your CON29 document should ask questions relating to the risk of radon gas surrounding the property you’re interested in. This will then determine whether or not the home you plan to purchase is in a high radon area, possibly affecting your decision to complete the transaction.
Compare My Move has done all the research for you and have discovered that Bromley is not a high-risk area for radon. Bromley is, in fact, a low-risk area with the majority of streets having a maximum potential of a 1-3% chance of experiencing above-average emission rates. However, streets such as Farnaby Road and Madeira Avenue have been previously found to be in a raised radon area - if the property you’re viewing is located on either of these streets, it would be wise to discuss the results of the CON29 document with your conveyancer.
Is Contaminated Land an Issue in Bromley?
Contaminated land is defined as any piece of land that could cause significant harm to the public or environment. They typically contain substances or pollution from previous or current use of the land. Contaminated land usually occurs where there has been an area previously used for mining, a landfill site or areas with factories, steelworks or refineries.
Whilst Bromley doesn’t have any heavy industry currently, there are a number of smaller businesses that may potentially pollute the land. There has also been a large amount of waste that has been buried in small landfill sites in the past. If your property is in the vicinity of one of these sites, you conveyancer should make you aware of it once the conveyancing searches are complete.
According to the Bromley Council’s Contaminated Land Register, there are currently 0 records of contaminated land throughout the borough as of January 2021. However, this has the potential to change so it’s vital you keep up-to-date via the council’s website. Your conveyancer should also update you should this change during the timeline of the sale.