How Much Are Conveyancing Search Costs in Lambeth?
The searches organised by your conveyancer are crucial to the conveyancing process and essential when buying a house. The results of these searches can provide essential information about a property and the surrounding area.
The information provided by your search reports will highlight any flood risks in the area, the levels of Radon Gas, ground stability and details of previous industrial activity which may have had a negative impact on the land. This can allow you to make an informed decision on the property purchase.
The cost for these searches will depend on the location of the property you are looking to purchase. The local authority search is split into two parts - the Local Land Charges Search (LLC1) and the CON29 form. The cost of the Local Land Charges Search is Lambeth is £15 and the CON29 form is £240 (inc VAT). According to Lambeth Council’s website, additional enquiries to the CON29 form are free of charge.
Local Land Charges Search (LLC1)
£15 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.
£240 (inc VAT) inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
Optional enquiries (form CON290)
£0 inc VAT
These are additional enquiries to Con29 and are optional.
What Are the Flood Risks in Lambeth?
According to Lambeth Council, there are a number of causes of flooding in the area to be aware of. Flooding from rivers is a key concern as the north of the Borough is bounded by the River Thames. The River Graveny also flows through the borough.
Lambeth Council is a lead local flood authority and therefore has a responsibility to manage risk from surface water flooding. This type of flooding occurs when rainwater does not drain away through normal draining systems or soak into the group, lying or flowing over the ground instead. The council also has a responsibility to manage risks from groundwater flooding, which can affect property and structures above and below the ground.
The searches organised by your conveyancer will be able to tell you if the property you are looking to buy in Lambeth is potentially impacted by any of these risks. Make sure you pay close attention to the reports sent to you by your solicitor and raise any concern you have prior to completion.
Are there Ground Stability Concerns in Lambeth?
Ground stability and subsidence can cause a property to become unstable, making it potentially unsafe to live in. It can also result in a property decreasing in value. This can be a serious concern for homeowners and is something that can be highlighted by the searches organised by your conveyancer.
Due to it’s proximity to central London, there is a higher risk of ground stability concerns for properties in Lambeth. London is a particular hotspot for ground instability and subsidence as many properties in the Greater London area are built of London Clay, which is a shrinkable soil type and susceptible to changes. A map created by Geobear identifying the UK subsidence hotspots shows that Lambeth and the area of Central London have high levels of ground stability concerns, more so than many other parts of the UK.
As part of the conveyancing process, your conveyancer will organise the necessary searches for your property which include reviewing any ground stability concerns. The 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.
- 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 Lambeth?
Your conveyancing searches will also include reporting on the level of Radon Gas in the area of Lambeth you are looking to buy. Radon Gas is a colourless and odourless gas that is formed by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil. Radon Gas can potentially cause a variety of health issues, including lung cancer in non-smokers.
A heat map of Radon Gas affected areas from Public Health England shows that levels of Radon Gas in Lambeth are low, although there is an area of higher readings around the area of Brockwell Park and Tulse Hill.
Due to the health risks associated with it, research into Radon Gas levels is one of the most essential searches organised by your conveyancer. It is important that you read the search reports thoroughly so that you have peace of mind that Radon Gas will not be a concern in your new Lambeth home.
Is Contaminated Land an Issue in Lambeth?
Contaminated land is land that contains pollution and substances which can be harmful to humans, natural water systems and/or the environment.
Much of the land contamination we see today has its origins in the pollution created by the industrial processes from the 19th and 20th centuries. According to a report from Lambeth council, virtually all heavy industrial uses have ceased operations in the borough over the past 50 years. However, a number of smaller industries have continued to operate on land within the Borough.
It is essential that you thoroughly read your contaminated land search results and query any that you have prior to purchasing the property in question. The search will usually include a study of historic maps of the area of Lambeth you are looking to buy, in addition to reviewing land use records and other information that may indicate contamination or pollution on the land.