How Much Are Conveyancing Search Costs in Wandsworth?
One of the most important steps when it comes to buying a house in the UK is the local authority searches arranged by your conveyancing solicitor. These searches provide essential details of the property you are looking to buy, including information held by the local council, in this case, Wandsworth Council.
Following the searches, you will be sent reports with the findings. It is vital that you raise any concerns you have with these at the earliest possible convenience. Your 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 detail 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.
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 depend on the location of the property you are looking to purchase. The cost of the Local Land Charges Search (LLC1) in Wandsworth is £21 and the CON29 form is £104 (inc VAT). Additional enquiries (Con290) cost £15.
Local Land Charges Search (LLC1)
£21 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.
£104 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
£125 inc VAT
LLC1 and CON29 combined
£15 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 Wandsworth?
The River Thames forms the northern boundary of the London Borough of Wandsworth. As a result, the northern part of the Borough, which includes Wandsworth town, are considered at risk of tidal flooding from the River Thames.
In addition to the Thames, the River Wandle enters Wandsworth from the south, near Summerstown. The River Graveney, a tributary of the River Wandle, defines the south-eastern boundary of Wandsworth and the Beverley Brook flows from south to north through Putney Vale, to the west of Roehampton and Putney Lower.
There are four Environment Agency Flood Warning Areas in Wandsworth for fluvial flooding from these rivers. These include the River Wandle at Wimbledon, the River Graveney at Tooting and Colliers Wood and the Beverley Brook at Wimbledon Common and Richmond Park.
Wandsworth Council reports that the borough has also experienced a number of surface water flood events and that there are 52 records of reported historic flooding from groundwater. The majority of groundwater flooding instances took place in the areas of Putney, south-east of Wandsworth Town, Balham, Battersea and Upper Tooting.
As part of the conveyancing process when buying a house, your solicitor will arrange searches that can highlight any potential flooding issues in and around the area of Wandsworth where you are looking to buy. Flooding can cause considerable damage to residential properties and it is essential that you are aware of any risks prior to purchase. You can safeguard yourself by reading the search reports thoroughly and raise any concerns you may have with your conveyancing solicitor prior to completion.
Are there Ground Stability Concerns in Wandsworth?
One of the most crucial parts of the searches arranged by your conveyancer is ensuring there are no ground stability concerns in the area. Ground instability can cause a host of serious problems with a property, from decreasing the value of the home to causing subsidence which can cause the house to “sink” and become unstable.
Much of Greater London has been built on “London Clay”, a type of shrinkable clay which is susceptible to changes. As a result, London is a known hotspot for ground stability issues. This is exasperated by the amount of large and high-rise buildings in a condensed area adding pressure on the ground.
According to a map created by Geobear, which identifies the UK subsidence hotspots, the borough of Wandsworth has a high amount of subsidence, most prominently in and around Battersea where the amount is higher than anywhere else in London.
It is paramount that you are aware of any ground instability issues in the area of Wandsworth you are looking to move to. 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 will allow 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 Wandsworth?
Radon Gas is a colourless and odourless gas that can often go undetected in UK homes. It is formed by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil throughout the UK. 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, Wandsworth is an area with negligible evidence of Radon Gas. It is unlikely that this will be flagged as a concern on your environmental search reports. The only notable readings for the area were found in an area of Tooting.
Nevertheless, with the health risks linked to Radon Gas in mind, it is essential that you are aware of the level of radon in the area before purchasing a home. Whether it is in Tooting or closer to the centre of the borough of Wandsworth, ensure that you read your report thorough and query anything you are uncertain of with your solicitor.
Is Contaminated Land an Issue in Wandsworth?
Any land in the UK that contains pollution and substances which are considered harmful to human health and the wider environment, including water sources, is considered “contaminated land”. This contamination is usually caused by past industrial use or the deposition of waste such as heavy metals, oils and tars, solvents, gases, asbestos and radioactive substances.
Wandsworth Council state on their website that there has been a wide variety of potentially polluting industrial processes active across the borough. This ranges from gas works, large-scale oil storage depots and metal foundries to mills, engineering works and petrol stations.
Nevertheless, the Council reports that there are currently no entries in the public register they hold which details contaminated land sites in the borough.
Your conveyancer solicitor will arrange the necessary searches to ensure there are no risks of contaminated land in the area of Wandswords you are looking to move to. This will usually include a search of records, maps and documents relating to past land use which are held by the local authority. For Wandsworth, this would be the council. This gives you the essential information you need to make an informed decision on the property purchase.