How Much Are Conveyancing Search Costs in Hackney?
The searches organised by your conveyancer are a crucial part of buying a house in the UK. The results of these searches can provide you with useful information about the property you are looking to buy, including information held by Hackney Council.
The local authority report will highlight any restrictions or charges affecting the use of the property, such as tree preservation orders, enforcement notices, planning permissions and financial charges. It will also provide information on matters such as local plans, highways and assets of community value.
The environmental searches organised by your solicitor will review land use and any concerns regarding contamination of the land. It will also shed light on any flood risk, the level of radon gas and any issues relating to ground stability and subsidence. You must raise any concerns you have with the findings and results of the searches at the earliest possible convenience.
The local authority search is split into two parts - the Local Land Charges Search (LLC1) and the CON29 form and the fees for these searches will depend on the location of the property you are looking to purchase. In Hackney, the cost of the Local Land Charges Search (LLC1) is £43 and the CON29 form is £135.60 (inc VAT). Additional enquiries (Con290) cost £12.48 each.
Local Land Charges Search (LLC1)
£43 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.
£135.60 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
LLC1 and CON29 combined
£178.60 inc VAT
LLC1 and CON29 combined.
£12.48 per question inc VAT
These are the optional issues you can ask about, which would be in addition to the standard information provided.
What Are the Flood Risks in Hackney?
There are several sources of flooding within Hackney, which includes flooding from rivers. Although there has been no major flooding from main rivers in the region since 1947, the River Lee Flood relief channel, constructed in the 1970s, almost reached capacity in 1987, 1993, 2000 and 2013. This highlights the flood risk posed to Hackney.
Surface water flooding is also a potential concern for Hackney residents. Surface flood incidents were recorded between 1999-2009 in the low lying areas of Brownswood Road, Cazenove Road, Stamford Hill, Mare Street, Ottaway Court and Dunsmure Road.
Moreover, the council highlighted groundwater flooding incidents within Hackney which have previously have been reported in Upper Clapton, Shoreditch, Finsbury Park and Homerton. In addition, localised sewer floods have and will continue to occur in many areas of Hackney under severe weather conditions and Hackney council state that climate change is likely to make them more frequent and more severe.
When it comes to buying a house in Hackney, your solicitor will arrange searches that can highlight the potential flooding issues in and around the area you are looking to buy. As flooding can cause considerable damage to residential properties - and in some cases a threat to life - it is essential that you are aware of any flood risks before you purchase the home. You can protect both yourself and your investment by reading your search reports thoroughly and raise any concerns you may have with your conveyancer.
Are there Ground Stability Concerns in Hackney?
In addition to flood risks, a key part of the searches arranged by your conveyancer is ensuring there are no issues regarding ground stability in the area. Ground instability can cause a host of serious problems for homeowners, from decreasing the value of the home to subsidence, which can cause the house to “sink” and be unsafe to live in.
London as a whole is a known hotspot for ground stability issues. Large areas of Greater London have been built on a natural material known as “London Clay”, a type of shrinkable clay which is susceptible to changes. This is further exasperated by the considerable amount of large and high-rise buildings in a condensed area, adding pressure on the ground
According to a map created by Geobear, identifying the subsidence hotspots across the UK, subsidence is present across East London, including the borough of Hackney. It is worth noting that although it appears to be a lower risk than other areas In London such as Battersea, it can still be a concern for potential homeowners looking to move to the area.
Your search report will highlight any subsidence and other ground stability concerns in the area of Hackney you are looking to move to. This will allow you to make an informed and confident decision on the property purchase and understand any risks regarding the stability of the ground in the local area.
- 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 Hackney?
Formed from the radioactive decay of small amounts of uranium that occurs naturally in rocks and soil across the UK, Radon Gas can potentially cause a number of serious health issues. As it is both colourless and odourless, it can often go undetected in UK homes.
According to Public Health England’s heat map of Radon Gas, there is evidence of Radon Gas across the East London area. However, these levels are lower in Hackney, increasing very slightly towards to east of the borough.
It is essential that you thoroughly read your search reports and are aware of the levels of Radon Gas in the area of Hackney you are looking to move to. High levels can potentially cause a range of health issues, including lung cancer in non-smokers. If you have any concerns regarding the report findings, you must raise this with your conveyancing solicitor at the earliest possible convenience.
Is Contaminated Land an Issue in Hackney?
Any land that contains pollution and substances which are considered harmful to human health, water sources and the environment is considered “contaminated land”. In Hackney, the contamination of land and water is a result of current and past commercial and residential uses, redevelopment and maintenance and transport emissions. The impact of events such as the Blitz bombing during the Second World War is also a factor.
According to Hackney Council’s website, about a quarter of the borough’s land has been associated with uses that could have resulted in contamination. Like many urban areas, due to the extent that Hackney’s land has been used through the ages, most soil and much of the shallow groundwater in the borough is impacted to some extent.
As a result, it’s common to find higher levels of lead, polycyclic aromatic hydrocarbons (a component of ash) and asbestos in soils within the borough. However, the council states that the levels of these substances may be harmful in only a small proportion of cases.
It is important to be aware of any risks from contaminated land prior to the completion of your property purchase. Your conveyancer will arrange the necessary environmental searches to check for any contaminated land in and around the area of the home you are looking to buy in Hackney. This will usually include a search of records and maps held by the local council relating to historic land use, current or previous planning activity and data about waste, landfill sites and pollution incidents within the borough.