How Much Are Conveyancing Searches in Manchester?
One major aspect of the conveyancing process is conveyancing searches. To help with your Manchester house-hunting experience, we’ve researched the average cost of these searches in the area, allowing you to budget accordingly.
The Local Authority Search is a query into the local area and land where the property resides. This search will come in two parts, LLC1 and CON29.
If you require a Standard Official Search where Con29 and LLC1 are submitted at the same time, the cost in Manchester is currently £74.50. This is fairly cheaper than other UK cities as these searches could cost upwards of £100.
For Con29 Enquiries of Local Authorities alone, the price for standard enquiries is £66.00. There is also the option for separate Con29O Enquiries which will vary in price. For the LLC1 and the whole of the land charges register, the certificate is £8.50 with added fees depending on your requirements. You can see a full breakdown of the Local Land Charge Searches and their cost on the Manchester City Council website.
Another important fee to factor in is the cost of the Environmental Search your conveyancer will have to add. Manchester City Council has 3 main types of environmental searches on offer. However, it’s unlikely you’ll require anything other than the ‘conveyancing or homebuyers search’ which costs £70.
Environmental searches can help you discover if the property you’re interested in is in a high flood risk area or if it’s at risk of subsidence.
Depending on your specific needs and any parcel requirements, these prices may vary and other fees could be included. Your conveyancer may also offer specific ‘package deals’ with certain searches, also impacting the overall price.
LLC1 Certificate of Search
£8.50 inc VAT
This holds information about restrictions and prohibitions on the land/property. It also provides information on financial charges already held against the property/land.
Con29 Enquiries of Local Authorities
£66.00 inc VAT
This has approximately 60 enquiries included. It provides important warning information about the property/land such as recent statutory notices, Compulsory Purchase Orders, all building regulation information or road proposals and traffic schemes that affect the property.
Standard Official Search (LLC1 and Con29)
£74.50 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
Conveyancing or Homebuyers Environmental Search
£70.00 inc VAT
This report will cover past land uses of the site, a site investigation, information on local landfills and any information relating to the site in general.
What are the Flood Risks in Manchester?
Included in the environmental searches, is identifying the risk of flooding. This means ordering a Flood Risk Indicator report from the Land Registry. Although Manchester properties are not close to the coast, there have been previous flooding incidents making the report vital for those buying a home in the area.
This map from Friends of the Earth highlights previously flooded areas in England and Wales. When viewing Manchester on the map, you can see that there is only one area that has previously suffered from extensive flooding. That area is Salford, Greater Manchester.
This is likely due to its close proximity to the River Irwell. This area is occasionally subject to flood warnings and alerts, highlighting the importance of a Flood Risk Indicator report for buyers searching for property in Greater Manchester.
Rivers like the River Irwell are Manchester’s greatest factor when it comes to the risk of flooding. The map of Long-Term Flooding in England shows that Manchester’s biggest issue comes from rivers and seas, with some reservoirs also increasing the risk of flooding.
Most of the flooding highlighted has a medium risk, meaning the area has a 1%-3.3% chance of flooding each year. However, there are higher risk areas that buyers should be aware of that have over a 3.3% chance of flooding. By completing the environmental searches, your conveyancer can inform you of the risks and discuss the next steps you should take.
Are There Ground Stability Concerns in Manchester?
Manchester has a long industrial history, meaning the ground has been greatly impacted over the years. By conducting a ground stability search, your conveyancer can discover issues such as subsidence, risk of landslides and whether the property is located near mining areas.
As Manchester is a densely populated city, it is at a much higher risk of subsidence. The UK Subsidence Map highlights the area as a subsidence hotspot meaning the ground will be weakened and the risk of properties sinking can be greater.
Another issue that could be the risk of landslides. When looking at the UK Landslide Potential Map, there are areas of Manchester, particularly in Greater Manchester, that have a moderate and even significant risk of landslides. This means that the ground stability is fairly low.
Your environmental search will also discover whether the property is located in a mining area. Manchester has a high number of coal mines and collieries, many of which were closed down in the 1960s. Due to this constant activity, the ground may still be unstable in some of these areas, making the ground stability search vital for potential buyers.
- 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 Manchester?
Another factor included in the environmental search will be radon gas. This is a colourless, odourless radioactive gas, formed by the radioactive decay of small amounts of uranium that naturally occur in rocks and soils. It is a natural gas that will be found in most locations, especially in rural areas.
Your conveyancer will likely look into the amount of radon gas produced in the area your Manchester property is located in. Radon gas can be harmless as it’s naturally produced. But in greater amounts, it can cause health problems so it’s worth investigating.
When viewing the UK Radon Map, Manchester is not a high-risk area. As it’s a more urban location, less radon is produced making it a safer area for homeowners. There are some areas of Greater Manchester where the rocks and soils are still producing emissions, but most of them are of the average amount and pose no threat.
Streets such as Vesta Street and Epworth Street are in raised radon areas and so it’s important your conveyancer informs you of this if you’re searching for properties here. They have the highest probability of experiencing above-average emissions.
Is Contaminated Land an Issue in Manchester?
Contaminated land means there will be substances that could cause significant harm to people, property or protected species. There may also be significant pollution or risk of health issues due to radioactivity.
As Manchester has a long history of industrial activity, the condition of the land has had a huge impact and there may be contaminated areas still present. However, it is up to the Manchester City Council to implement the Contaminated Land Regulations.
This means that the land’s local authority must assess and inspect the area to identify any contaminated locations. When possible, they must then clean the area appropriately. This is why it’s vital your conveyancer completes this search, to highlight if your home is situated in a contaminated or previously contaminated area. There has been one recorded area of contaminated land in the Manchester City boundaries.
It has since been formally remediated and cleaned up. However, it affected a number of properties which you can view in the Manchester Contaminated Land Public Register. This will provide localised information and what steps were taken to remedy the issue.