FAQs About Conveyancing in Sutton
Our team have done the research to bring you the most important aspects of the conveyancing process in Sutton. The cost of Local Authority searches (LLC1 and CON29) is £100. We found that flooding and ground stability may be concerns, but that radon gas levels are low.
Your solicitor will organise the required searches that can provide crucial information about the property you are looking to buy. This is a key part of the conveyancing process and can highlight any concerns with regard to the home and the surrounding land.
How Much Are Conveyancing Search Costs in Sutton?
The searches arranged by your conveyancer are essential to the house buying process. These can provide essential information on the home you are looking to buy. Once the searches have been completed, your conveyancer will send you the search report for you to review. It is vital that you raise any concerns you have with these at the earliest possible convenience.
The cost for these searches will depend on the location of the property you are looking to purchase. The cost of the Local Land Charges Search (LLC1) in Sutton is £30 and the CON29 form is £70 (inc VAT). Additional enquiries (Con290) cost £30.
Your report will cover any restrictions or charges affecting the use of the property, such as tree preservation orders, enforcement notices, planning permissions and financial charges. You will also be provided with information on local plans, highways and assets of community value.
The environmental searches will detail past land use and any concerns regarding contamination of the land, in addition to any flood risk, the level of radon gas and any issues relating to ground stability and subsidence.
Local Land Charges Search (LLC1)
£30 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.
Form Con29
£70 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
Full Search
£100 inc VAT
LLC1 and CON29 combined
CON290
£30 inc VAT
These are the optional issues you can ask about, which would be in addition to the standard information provided.
Data from the Sutton Council website, correct as of March 2021.
What Are the Flood Risks in Sutton?
According to Sutton Council, the majority of the London Borough of Sutton (96%) is defined as “Flood Zone 1”, meaning there is a “Low Probability” of flooding from rivers. Approximately 2% is defined as “Flood Zone 2” (Medium Probability) and less than 1% is considered “Flood Zone 3a” which means a High Probability of flooding from rivers.
There are four Environment Agency Flood Warning Areas in Sutton, which include the River Wandle at Beddington Park and at Morden, Pyl Brook at North Cheam and Beverley Brook at Worcester Park.
Groundwater flooding is also a concern for certain parts of Sutton. According to a report, the vast majority of recorded groundwater flood incidents held by Sutton Council are located in the north-west of the Borough.
There are also areas of the borough that are at risk of surface flooding in the event of heavy downfall and sewer flooding. However, there have been no recorded incidents of reservoir flooding within the London Borough of Sutton.
It is the responsibility of your conveyancing solicitor to arrange the necessary searches which can highlight any potential flooding concerns in the area of Sutton you are looking to buy. This allows you to make a decision on the purchase and raise any questions you may have with your solicitor.
Are there Ground Stability Concerns in Sutton?
Ground instability can cause terrible damage to a property, lowering its value and leading to issues such as subsidence. Subsidence can result in the property “sinking”, making the home unsafe to live in.
According to a report from Sutton Council, the Borough of Sutton is divided into two distinct areas with respect to bedrock geology. The north of the Borough is underlain by impermeable London Clay, whereas the south is underlain by permeable chalk. London Clay is a type of shrinkable clay which is susceptible to changes that can result in potentially unstable ground and subsidence. Much of Greater London has been built on London clay, making the city as a whole a “hotspot” for subsidence.
A map created by Geobear which identifies the UK subsidence hotspots shows there is considerably less subsidence found in Sutton than towards central London. That said, the amount of subsidence in Sutton is higher than in many other parts of the country and could potentially be a concern for homebuyers.
Before proceeding with the house buying process, it is essential that you are aware of any ground instability issues. The search report will be sent to you by your conveyancer will highlight any risks of subsidence and any other concerns regarding the stability of the ground around the home. This can allow you to make an informed decision on your Sutton 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 Sutton?
Radon gas is formed by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil throughout the UK. Radon Gas is colourless and odourless and can therefore go undetected, which is why it is essential that you are aware of the level of radon in an area before purchasing a home. High levels can potentially cause a number of serious health issues, including lung cancer in non-smokers.
According to Public Health England’s heat map of Radon Gas, Radon Gas has been identified across the borough of Sutton, albeit at a reasonably low level. The amount of Radon Gas in the South of London is higher than in central London, but is far lower than other parts of the UK such as Cornwall and Gloucester.
Nevertheless, wiith the health risks linked to Radon Gas in mind, it is important that you read the details of your search reports. This ensures you are aware of the level of Radon Gas in the area of Sutton you are purchasing.
Is Contaminated Land an Issue in Sutton?
Contaminated land is any land in the UK that contains pollution and substances which are considered harmful to humans and the environment. Contamination of the land is usually caused by previous industrial and commercial use of the land.
The area where Sutton resides saw rapid development following the industrial revolution, growing in size and benefitting from the modern railway. Although this benefited the area greatly, it also increased the possibility of potential land contamination.
Contaminated land can also be a result of major waste deposits, including heavy metals, oils and tars, solvents, gases, asbestos and radioactive substances.
Part IIA of the Environmental Protection Act 1990 is the legal framework for dealing with contaminated land. The council, in this case, Sutton Council, must publish an Inspection Strategy to show how it identifies land in the borough where contamination is causing unacceptable risks to human health and the wider environment.
As part of the conveyancing process, your solicitor will arrange a search which can check if a property has been formally determined as contaminated land or if it has a previous industrial use.
