FAQs About Conveyancing in Northampton
Compare My Move have done the research for you, answering your vital questions regarding conveyancing and essential searches for your Northampton house purchase. Our team have found that the cost of a full Local Authority Search is £108, according to the Northampton Borough Council’s website.
Our dedicated team also found that due to the River Nene and surface water, there are many streets within Northampton that are at risk of flooding. The area also contains raised radon levels, meaning many properties may experience high levels of radon gas. However, the risk of subsidence is not severe.
How Much Are Conveyancing Searches in Northampton?
A key role your conveyancer will have is organising the relevant conveyancing searches on the land on which your home resides. The results will inform potential buyers of any risks within the area, if there are planning permissions in place and if the area has been previously used for mining works which can affect the ground’s stability.
These searches will be essential for your property purchase and so it’s important you read through the reports thoroughly. They will detail any current or future concerns about the area you’ve chosen within Northampton. You can view some of these searches on Northampton Borough Council’s Land Charges webpage.
Each search contains vital factors that will affect your decision to go through with the sale. They are designed to highlight any hazards and risks with regards to the property in question, allowing you to make an informed decision before continuing with the transaction.
One of these searches is called a Local Authority Search which is split into two sections, LLC1 and CON29. The costs for these are listed on Northampton Borough Council’s Land Charges Fees, Charges and Payments page. We gathered these prices and presented them in the table below. For a full Official LLC1 and CON29R Enquiries Search, the cost will be £108.
-
Official LLC1 Only Certificate of Search
£48.00 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.
-
CON29O Enquiries
£18.00 inc VAT
Questions 4-22 inclusive when submitted with an accompanying CON29R form.
-
Official LLC1 and CON29R Enquiries Search
£108.00 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
Local Authority Search costs taken from the Northampton Borough Council website, correct as of August 2020.
What Are the Flood Risks in Northampton?
With the River Nene flowing through Northampton, there are a number of locations that will have a high risk of potential flooding. By using the UK Flood Risk Map, you can see that the rivers throughout the area greatly increase the risk, as well as the potential for surface water flooding.
Streets such as Greenwood Road and Stanley Road are most prone to flood alerts due to them being within close proximity to the River Nene. If you’re searching for properties within these areas, it’s vital you discuss the results of the Environmental Search with your conveyancer to highlight whether the property you’re interested in is within a high-risk street.
For a more thorough search, you can use the Northamptonshire County Council’s Flood Map which will identify the properties by postcodes. Many of the properties within Northampton are labelled as a ‘medium’ risk according to this map, meaning there is a 1 in 100 chance of flooding from surface water. Any postcode labelled as ‘high risk’ has a 1 in 30 chance of flooding.
If the property you’re viewing resides in a high or medium risk area, discuss the Environmental Search results with your conveyancer to assess the potential damage that could be caused through flooding. The local council should have a drainage maintenance plan available for you to view if you’re particularly concerned by surface water floods.
Are There Ground Stability Concerns in Northampton?
As part of the Environmental Search organised by your conveyancer, a ground stability search will also be completed to uncover any unstable ground surrounding your property. The results may highlight issues concerning subsidence, landslides or any other factors that could cause the ground to become unstable in Northampton.
The UK Subsidence Map doesn’t show Northampton as a high-risk area. However, as it’s a few hours from London, there are pockets of areas that are currently at risk of subsidence. They are mostly medium risk areas but it’s something to consider when viewing properties. As London is a densely populated location, the ground becomes unstable from the amount of pressure it’s under. Northampton will be affected by this ever so slightly, making the ground stability report important for homeowners.
The ‘England and Wales Clay Hazards Map’ portrays Northampton as on the cusp of Hazard Level D and Hazard Level A to C areas. This means that some of the soil Northampton properties are built on will be more prone to shrinking and swelling under added pressure or a change in temperature. Hazard Level A to C areas are not of concern but if your property is situated on a piece of land labelled as a Hazard Level D, the risk of subsidence may increase.
- 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 Northampton?
According to the UK Radon Map, many areas of Northampton are high-risk zones for radon gas emissions. Radon gas is a natural but radioactive gas that is formed by the decay of small amounts of uranium that occur naturally in rocks and soils. It is both odourless and colourless and can cause health issues in high doses.
Radon gas is the leading cause of lung cancer after tobacco so it’s vital that you’re aware of the levels and risks in the area before purchasing a property. Once the conveyancing searches are complete, your conveyancer will be able to report on the levels of radon gas in the area you’re interested in buying property.
In Northampton, streets such as Thirlestane Road and Delapre Street are in raised radon areas according to the UK Government's Public Health England. This means that properties situated here will have a higher chance of experiencing high levels of radon emissions. These areas will have a maximum radon potential of 30+%.
When viewing the UK Radon Map, you can see that there is a strong line of high-risk areas running through the centre of Northampton. If you’re viewing homes here, speak to your conveyancer and read through the results of the searches with them. They can help you determine your next steps and whether your health would be at risk.
Is Contaminated Land an Issue in Northampton?
Another key factor of the Environmental Search is the Contaminated Land Searches your conveyancer will organise. This will review historical land use, current and recent industrial use and waste and landfill. Many areas considered as contaminated land will contain substances that can cause significant harm to properties, animals or residents.
Northampton has a long history of industrial development, but according to the Northampton Borough Council’s Contaminated Land Register, there are currently 0 sites that are considered as contaminated in the borough. Any land that has previously been affected have been correctly cleaned and remedied before developments began. It’s important to keep viewing this register when possible, however, as any new records of contamination will be presented here.
If you’re concerned about any potential for contamination, you can read through the council’s Contaminated Land Planning Guidance to get a better understanding of what developers will be looking out for going forward and how any future sites will be remedied.
