How Much Are Conveyancing Search Costs in Enfield?
Conveyancing searches are a crucial part of the house buying process in the UK. They will include useful information and essential details of the home and surrounding area. This includes documents and reports held by the local council.
These searches will be included in your overall conveyancing fees, which will vary depending on location. A Local Land Charges Search (LLC1) in Enfield is £50, with the CON29 form costing £195.20. The cost of a full residential search (LLC1 And CON29) in Enfield is £258.20.
The LLC1 and CON29 will provide details of any charges or restrictions which could impact the use of the property. This includes tree preservation orders, enforcement notices, planning permissions and financial charges. The search also includes reviewing information with regard to local plans, highways and assets of community value.
The environmental searches can provide information on any flood risks in the area, the level of radon gas and any issues regarding ground instability, subsidence and land contamination.
Local Land Charges Search (LLC1)
£50 inc VAT
The LLC1 search informs purchasers of restrictions or charges affecting the use of the property, such as tree preservation orders, enforcement notices, planning permissions and financial charges.
£195.20 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
£258.20 inc VAT
LLC1 and CON29 combined.
What Are the Flood Risks in Enfield?
As part of the conveyancing process, your solicitor will arrange searches that can highlight any potential flooding concerns in the area of Enfield you are looking to move to. Severe flooding can cause catastrophic damage to residential properties, so it is essential that you are aware of flood risks before you buy a home.
The most significant sources of flooding in Enfield are main rivers and surface water. River flooding can be caused by rain falling far away from the location where flooding actually occurs. Further sources of flooding in the borough include surface water, sewers, groundwater and flooding from ordinary watercourses.
Enfield Council’s Flood Risk Management Strategy states that the rise in extreme weather conditions, the presence of existing buildings in areas of flood risk, and limited public funding, mean that flood incidents cannot be prevented completely in the borough.
That said, the council reports that in recent years, Enfield has been fortunate not to experience the severity of rainfall that has led to flooding in many parts of the country. The last significant flood event in Enfield took place in October 2000 which impacted approximately 200 residential properties and businesses in the Montagu Road area of Edmonton.
Are there Ground Stability Concerns in Enfield?
Ground stability will also be reviewed as part of the environmental searches arranged on your behalf by your solicitor. It is essential that you thoroughly read the findings in your search report and flag any concerns you may have with your conveyancing solicitor.
Ground instability can lead to subsidence, which is a dreaded word for homeowners. It can cause the property to “sink” into the ground beneath it, dramatically reduce the value of the home and in extreme cases, it can make the property unsafe to live in.
Main cities are usually plagued with higher amounts of subsidence, in part due to the number of high-rise buildings in a relatively small area which adds increasing pressure to the ground. London and its various boroughs are at further risk of ground instability concerns due to the fact that many areas of Greater London have been built on “London Clay”, a natural material that is a type of shrinkable clay and susceptible to changes.
This is supported by the findings illustrated in a map created by Geobear, identifying subsidence hotspots across the UK. London has particularly high levels of subsidence, although there is less found towards the Northern boroughs. Nevertheless, there is a notable amount of subsidence reported across Enfield and it is essential that you thoroughly read your search reports to ensure it will not impact your new home.
- 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 Enfield?
The environmental searches organised by your conveyancer will also review the levels of Radon Gas in the area of Enfield where you are looking to buy a home.
Radon Gas is a colourless and odourless gas that is formed from the radioactive decay of small amounts of uranium that occurs naturally in rocks and soil. It can often go undetected in UK homes and potentially cause serious health issues, including lung cancer in non-smokers.
In response to these concerns, Public Health England has created a heat map of Radon Gas which acts as a visual guide of the levels of Radon Gas across the country. In Enfield, levels of Radon Gas are some of the lowest in the country, as is the case with much of the North London area. It is therefore unlikely that Radon Gas levels will be a concern when purchasing a home in the borough.
That said, with the health risks in mind, ensure you read your search reports thoroughly and question anything you are unsure of. Your conveyancer will be on hand to explain any details of the report you are unsure of.
Is Contaminated Land an Issue in Enfield?
Contaminated Land is largely a result of previous industrial activity, waste disposal and accidental spillages of contaminants across the UK. Pollutants from past industries can seep into the land and waterways and contaminate them, making them potentially unsafe for humans and the wider environment.
Enfield Council’s website states that the council will inspect contaminated land in the borough, but will not take action unless it presents a significant risk to the community or the water supply.
An area of the borough which gained media attention for contaminated land issues, including featuring in a Panorama documentary in 2000, is Enfield Island Village. This residential development lies on the site of the former Royal Small Arms Factory, responsible for the production of millions of bayonets, rifles and munitions between 1804 and its closure in 1987. According to reports, it left behind significant contamination, including heavy metals, tars, oils, asbestos and cyanide.
To be sure that the land which the house you want to buy resides in is not contaminated, your solicitor will organise environemental searches on your behalf as part of the conveyancing process. This usually includes a review of records and maps held by Enfield Council and can reveal any issues relating to historic land use, current or previous planning activity and data about waste, landfill sites and pollution incidents in the borough.