FAQs About Conveyancing in Newport
Our dedicated Compare My Move team worked hard to create this guide with everything you need to know about conveyancing searches in Newport. We discovered that, according to the Newport City Council website, the cost for a full Local Authority Search is currently £136.80.
Our research also revealed that whilst there is not a high risk of subsidence in Newport, there is a high risk of flooding in certain areas. The level of radon gas emissions is also a concern for many homeowners in the city.
How Much Are Conveyancing Searches in Newport?
When organising the conveyancing searches, your conveyancer will also request a Local Authority Search from Newport City Council. The Local Authority Search is split into two forms, LLC1 and CON29R. The cost of these forms is currently located on the Newport City Council website where they will be regularly updated to match any amended fees.
Our researchers discovered that the current cost of a full Local Authority Search in Newport is £136.80. For a single LLC1 form, the cost lowers to £6, whilst the cost of a single CON29R form is £130.80. It’s important to note that some conveyancers may offer special package-deals regarding their conveyancing searches, thus affecting the overall cost.
There may also be added administration fees should you require copies of the documents or additional parcels. For further information on the property, you can also request optional enquiries from the CON29O form for £15.60 each. If you request question 22 from this form, however, the price will increase to £19.20. You can also make queries on personal searches for £31.20 but these will be something to discuss with your conveyancer.
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Form LLC1 (statutory)
£6 inc VAT
This includes details of any restrictions or prohibitions on the land/property and any financial charges held against it. It is exempt from VAT.
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Form CON29R
£130.80 inc VAT
The CON29R is an enquiry into the local authority to reveal any planning history or building regulations. There’s usually up to 85 sections.
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Form LLC1 and CON29R (official search)
£136.80 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
Local Authority Search costs taken from the Newport City Council website, correct as of January 2021.
What Are the Flood Risks in Newport?
Another vital search that will be organised within the conveyancing searches, is the Flood Risk Report. According to the National Resources Wales map, there are a number of streets within Newport that may be at risk of flooding. The River Usk is one of the main causes in this area so it’s important to know your property’s proximity to it. However, there are also other bodies of water such as the Ebbw River and the River Severn that may also contribute to the risk.
To help prevent certain areas from flooding from very high tides, the Newport City Council will typically work with Natural Resources Wales to install a temporary flood defence barrier across Caerleon Road during peak tide times. If the property you’re purchasing is within this specific area, it would be worth discussing the report results with your conveyancer to uncover any previous water damage.
Surface water flooding is also prevalent throughout Newport, again, highlighting the importance of the conveyancing searches. Don’t forget to compare conveyancing quotes to ensure you work with the best in the business.
Are There Ground Stability Concerns in Newport?
As part of the Environmental Search, your conveyancer should also arrange a ground stability search for the land your property is located on. This search will highlight any potential risks of subsidence, landslides and other forms of ground instability.
According to Geobear’s UK Subsidence Map, Newport properties are not at risk of subsidence. There is a small hotspot to the North-East of the city that may contain a low to medium risk, but overall, Newport movers should not be overly concerned about this particular issue.
As Wales has a strong history of coal mining, you may experience some concerns over ground instability should the property you’re viewing be located near a closed coal mine. However, this industry was most prevalent in other areas of South Wales and so if you choose to request a Coal Mining Report in Newport, you will likely see fewer concerns or risks highlighted.
Due to the risk of flooding being fairly high in this area, there could be a potential risk of landslides for properties closer to the mountains or green spaces. However, Newport does not have a strong history of landslides as most in South Wales are caused by the old coal mines impacting and weakening the ground. But it would still be worth reviewing the conveyancing searches to be sure.
- 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 Newport?
Within the Local Authority Search, the CON29 document will likely uncover any potential risks from radon gas in the area. Radon is an odourless and colourless gas that is emitted when small amounts of natural uranium decay in certain rocks and soils. In small doses, it isn’t much of a concern for homeowners. However, if the level of emissions is above average, it could potentially lead to long-term health risks.
According to the UK Radon Map, there are a number of areas within Newport that contain high levels of radon gas. Whilst the majority of land in Newport has a 1-5% chance of experiencing higher levels of radon (the average amount), there are sections where the threat increases. The areas marked as darker in colour are the areas where the chance of experiencing high levels of radon increases to around 5-10%, some even higher.
If you’re concerned that the property you’re purchasing has an increased probability of experiencing high levels of radon emissions, then it’s vital that you discuss the search results with your conveyancer.
Is Contaminated Land an Issue in Newport?
Contaminated land is classed as any land containing substances or pollution that could cause significant harm to people, properties or the local environment. Newport used to be a typical industrial town with a heavy dependency on manufacturing industries. This means that the ground and land may still be affected even today, highlighting the importance of the conveyancing searches.
As the banks of the River Usk and other areas of Newport have a long history of industrial development, there has previously been examples of contaminated land. However, these have since been remedied thanks to the local council’s Contaminated Land Inspection Strategy. It’s essential you keep up-to-date through the council’s website in case they uncover contaminated land near your property.
If you’re concerned that the property you’re purchasing is located within or near contaminated land, then the Environmental Search results will be a vital factor for you during the buying process. You should discuss the results with your conveyancer and talk to the local council to see if there are any plans for remedying the problem, should contaminated land indeed be found.
