How Much Are Conveyancing Search Costs in Islington?
A crucial part of the conveyancing process is the searches arranged by your chosen conveyancing solicitor. The reports completed following these searches hold essential information about the property you are about to buy.
This includes information on past land use and any concerns around contamination of the land, the flood risks in the area, the level of radon gas in the home and any issues regarding ground stability, such as subsidence.
The local authority search is split into two parts - the Local Land Charges Search (LLC1) and the CON29 form. The cost for these searches will vary based on the location of the property you are looking to purchase. The cost of the Local Land Charges Search (LLC1) in Islington is £23 and the CON29 form is £112.80 (inc VAT). Additional enquiries cost £11.20.
Local Land Charges Search (LLC1)
£23 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.
£112.80 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
Optional enquiries (form CON290)
£13.20 inc VAT
These are additional enquiries to Con29 and are optional.
What Are the Flood Risks in Islington?
Islington Council states that it is acknowledged that Islington is not at risk from Fluvial flooding (flooding from rivers) and is unlikely to suffer direct flooding from the Thames or its tributaries.
The borough is, however, vulnerable to potential flooding as a result of excess rainfall, a water main burst or a contained water breach, for example, from reservoirs. Water main bursts could cause local flooding, primarily the properties with basements.
The council further states that Islington has a medium risk of surface water, in the event of surface water overwhelming the drainage system during periods of high rainfall. Sewer flooding is also considered a medium risk.
Your conveyancing solicitor will arrange for searches that will indicate any flooding concerns in and around the area of the home you are looking to buy. It is essential that you pay close attention to the reports sent to you following these searches and raise any concerns you may have, prior to completion on your Islington home.
Are there Ground Stability Concerns in Islington?
Discovering ground instability or subsidence on your property can be a serious concern for homeowners. Ground stability issues can result in a building or home becoming unstable, potentially making it unsafe to live in. As a result, the property can decrease dramatically in value.
There is likely to be a higher risk of ground stability concerns for properties in Islington, due to close proximity to central London. The City of London is a known hotspot for ground stability concerns, as many properties in the Greater London area are built on London Clay - a type of shrinkable clay which is susceptible to changes. This type of foundation can result in unstable ground and subsidence.
Furthermore, Geobear state that increased weight and pressure on the ground from multiple large buildings in a condensed area also plays a part in subsidence and ground instability in London. A map created by Geobear identifying the UK subsidence hotspots shows a considerable amount of subsidence in the Islington area.
It is important to be aware of any of these issues before you decided to purchase a property.
Your search report will provide details of previous land use and highlight any risks of landslides, subsidence and any other concerns regarding the stability of the ground in the area of Islington you are looking to buy.
- 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 Islington?
A colourless and odourless gas, Radon Gas is formed by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil. High levels of Radon Gas can potentially cause a number of health issues, including lung cancer.
That said, a heat map of Radon Gas affected areas from Public Health England shows that Radon Gas levels are remarkably low in Islington and it is unlikely that this will be raised as a concern when purchasing a home in the area.
Nevertheless, due to the health risks associated with the gas, it is important that you read the search reports thoroughly so that you have peace of mind that Radon Gas will not impact be a concern in your new home.
Is Contaminated Land an Issue in Islington?
Any land that contains pollution and substances which can be harmful to humans, natural water systems and/or the environment is considered “contaminated land” in the UK. Industrial development and processes from the 19th and 20th centuries are likely the origins of much of this contamination, in addition to any previous waste disposal activities.
According to Islington Council, many areas in the borough have an industrial or commercial past which may have made the land unsuitable for some uses. Over 1,000 potentially contaminated sites have been identified in Islington. All local authorities are required under Part 2a of the Environmental Protection Act 1990 and the Contaminated Land Regulations 2000 to keep a public record of contaminated land in their borough. There is currently one entry on the contaminated land public register for Islington Council.
The council website further states that if you plan to buy a house on land with an industrial past, there might still be contamination in the ground. It is therefore essential for searches on the land and surrounding areas to take place.
The environmental searches arranged by your conveyancing solicitor will usually include a search of records and maps held by the council giving details of the previous land uses. This will ensure there are no concerns regarding contamination and previous use of the land where your new home resides.