How Much Are Conveyancing Search Costs in Redbridge?
Searches organised by your conveyancer are essential to the house buying process in the UK. They can provide you with both useful and essential details of the home and surrounding area. This includes information held by the local authority, in this case, Redbridge Council.
Environmental searches organised by your conveyancer solicitor will detail any flood risks in the area of the home, the level of radon gas and any issues relating to ground stability and land contamination.
The local authority report will detail any charges or restrictions which would 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 conveyancing searches will be included in the conveyancing fees, which will vary depending on location. The cost of a full residential search in Redbridge is £179. A Local Land Charges Search (LLC1) is £65, with the CON29 form costing £114 (inc VAT).
Local Land Charges Search (LLC1)
£65 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.
£114 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
£179 inc VAT
LLC1 and CON29 combined
£42 each 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 Redbridge?
As part of the process of buying a house in Redbridge, your conveyancer will arrange searches that can highlight the potential flooding concerns in the area. Severe flooding has the potential to cause considerable damage to residential properties so it is essential that you are aware of any flood risks before you purchase the property.
Flooding is certainly a concern in the borough of Redbridge, with the River Roding posing a particular threat. This is the largest river flowing through the area, with the other main rivers including its tributaries and the largely culverted Cran Brook and Seven Kings Water.
The East London & West Sussex Guardian reported in September 2020 that hundreds of Redbridge homes could be at risk of flooding if a project to control the River Roding is not funded. Furthermore, the Environment Agency has warned that as a result of the effects of climate change, the river could potentially pose a threat to 2,600 homes by the year 2080.
Flooding from surface water and groundwater, in addition to reservoirs and the overflowing of sewers, are also potential factors to consider when buying a house in Redbridge. Your search report will detail any of these risks if they are present in the area you are looking to buy.
Are there Ground Stability Concerns in Redbridge?
The stability of the ground where the property you are looking to buy resides will also be reviewed in the environmental searches. Ground instability can lead to subsidence which can cause the property to “sink”. Not only can this dramatically reduce the value of the home, but in extreme cases, it can cause the property to become unsafe to live in.
Large cities tend to see an increased amount of subsidence concerns and London is one of the most affected. This is in part due to the fact that large areas of Greater London have been built on “London Clay”, a type of shrinkable clay which is susceptible to changes. The city is further at risk as a result of the amount of large and high-rise buildings in a condensed area which adds pressure on the ground.
This is supported by the results of a map created by Geobear that identifies subsidence hotspots across the country. The map revealed that subsidence is a concern throughout East London, and the borough of Redbridge is no exception. It is worth noting that these results are lower than in other areas of the city, for example in Battersea which has some the heights amounts of subsidence concerns. However, it is still an issue to be aware of when buying your Redbridge home.
You can get a better idea of these issues from the environmental searches organised by your conveyancing solicitor. Your search report will include details of ground instability and subsidence concerns in the area you are looking to move to, enabling you to make an educated decision on the property purchase.
- 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 Redbridge?
In addition to flood risks and potential ground instability concerns, the environmental searches will also review the levels of Radon Has in the area of the home.
Formed from the radioactive decay of small amounts of uranium that occurs naturally in rocks and soil, Radon Gas is both colourless and odourless. As a result, it can often go undetected in UK homes and can potentially cause serious health issues, including lung cancer in non-smokers
In response to concerns over the levels which could be found in homes across the UK, Public Health England has created a heat map of Radon Gas. This acts as a visual guide of the levels of Radon Gas across the country. For the area of Redbridge, levels are considerably low. There is a slight increase in these levels towards the south of Ilford and the surrounding area, but overall Radon Gas is unlikely to be a concern in the borough.
Your conveyancer will send you the search reports which will include a recording of the level of Radon Gas for the area of Redbridge you are looking to move to. If you have any concerns regarding the report findings, you must raise this with your conveyancing solicitor before the completion of the sale.
Is Contaminated Land an Issue in Redbridge?
Contaminated Land is defined under the Environmental Protection Act 1990 as and where there is the significant possibility of significant harm or significant pollution of controlled waters. Risk is present if there is a source of contamination, a receptor and a pathway that links the two.
According to Redbridge Council, land or soil contamination may be present as a result of historical industrial activities, leaking underground storage tanks, waste disposal activities and natural processes, for example, ground gas generating material (peat and uranium-containing rocks). Contamination may also be present in various forms including, biological, chemical or radioactive.
The council states that the presence of contamination does not necessarily present an unacceptable risk. As an example, they reported that a site may have soil that contains high levels of harmful metals but if the land has been built on and there is no garden or exposed soil, then there is no risk to health. This is due to the fact that if there is no pathway for contamination to affect people, it is therefore not classed as ‘contaminated land’.
To reassure you that the land which the house you want to buy resides in is not contaminated, your conveyancer will arrange the necessary environmental searches. This will check for any contaminated land in and around the area of the home. This search usually includes a review of records and maps held by the Lewisham council. These can reveal any concerns relating to historic land use, current or previous planning activity and data about waste, landfill sites and pollution incidents within the borough.