How Much Are Conveyancing Searches in Portsmouth?
When organising the conveyancing searches, your conveyancer or conveyancing solicitor will request a Local Authority Search from the local council. The cost of this search can be found on the Portsmouth City Council website under their ‘Local Authority Searches and Local Land Charges’ page.
The Local Authority Search is split into two sections, LLC1 and CON29. If you require a full search containing both sections, you’ll be looking at an average cost of £126. If you would prefer to request them separately, the LLC1 form costs £30 whilst the CON29R form costs £96. There is also the option of organising separate enquiries from the CON29O form. Each enquiry is priced at £36 including VAT.
These prices can change over time, but these were listed by the Portsmouth City Council as the current fees for August 2020. You may also encounter added administration fees if you require copies of the documents or additional parcels. Some conveyancers may also offer special package deals for the searches, altering the overall costs.
Don't forget to speak to your conveyancer before the conveyancing process begins to help you budget accordingly. There are a number of searches to be completed from the Local Authority Search to Environmental Searches. Each report will inform you on the property you're viewing and it's surrounding land, helping you decide whether it's the home for you and your family.
£30.00 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.
£96.00 inc VAT
This includes approximately 60 enquiries. It provides vital information such as recent statutory notices, Compulsory Purchase Orders and any building or road proposals that may impact the property.
£36.00 inc VAT
This report includes optional sections which provide environmental information about the property or area of land. It can reveal any noise abatement notices, road proposals, enterprise zones, common land notices and public paths affecting the property or area of land.
LLC1 and CON29R
£126.00 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
What Are the Flood Risks in Portsmouth?
Due to the coastline and a number of smaller rivers, many areas of Portsmouth have a medium to high risk of flooding. Coastal flooding seems to be the city’s greatest hazard but the Portsmouth City Council have stated on their website that it is “relatively easy to predict”, and that those who have homes or businesses near the coast should sign up for regular flood alerts.
According to the UK Flood Risk Map, the biggest cause of flooding in Portsmouth is coastal flooding, increasing the chance of floods above 3.3% per year. Properties along the coastline should be very cautious during heavy rain and homeowners sign up to the local flood alerts for added security. There is also a very high risk of flooding within Portsea Island, with properties along Eastern Road being very susceptible to floods.
Other areas that are subject to flood warnings include Southsea, Farlington and the west of Portchester. If you’re looking at homes in streets such as Quartermaine Road and Dundas Spur, it would be wise to speak to your conveyancer and ask to see the Flood Risk Report.
Are There Ground Stability Concerns in Portsmouth?
Your conveyancer should also arrange a ground stability search for the property and the land it is located on, as part of your Environmental Search. This will then highlight any possible risks that could lead to subsidence, landslides or any other forms of instability.
As Portsmouth is a coastal area, there is the possibility of experiencing ground instability, especially during extreme weather. According to the UK Subsidence Map, Portsmouth has a medium to high risk of subsidence, with properties that are situated closest to Southampton being more susceptible. Areas that are densely-packed often experience greater risks of instability due to the added pressure on the ground.
Due to this pressure, there is also the risk of landslides occurring which can greatly damage properties. The GeoSure UK Landslide Map depicts Portsmouth as being a medium to high risk making the ground stability search vital for many homeowners. Many coastal locations experience regular landslides due to the sea air and rough weather weakening the ground.
Portsmouth is also labelled as a Hazard Level D for clay soil, increasing the likelihood of subsidence. Level D clay soil is often a risky foundation for properties as it is susceptible to shrinking and swelling when under extreme pressure or change in temperature. This can then cause the building’s foundations to shrink and become misaligned.
- 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 Portsmouth?
As part of the Local Authority Search organised by your conveyancer, the CON29 report will possibly highlight any potential risks or issues concerning radon gas in the area. Radon is a colourless and odourless gas that is formed by the decay of small amounts of natural, radioactive uranium that occurs in all rocks and soils. Excessive emission levels can cause health concerns making the search important for movers.
According to the UK Radon Map, Portsmouth does not contain high levels of radon gas. The area contains the average level of emissions, with a less than one in a hundred chance of your property being in a high radon area. This should be very reassuring for those searching for properties here as homeowners are less likely to experience health issues from this natural gas.
However, it should be noted that there are still small areas that should be viewed with caution. Streets such as Hope Street, Commercial Road and Lake Road have previously had minor readings of radon gas. Again, this should not be an issue for many movers as the level of emissions is still fairly low, but they do have some of the highest readings in Portsmouth.
Overall, Portsmouth movers should not be overly concerned about radon gas in the area. However, if you’d like to find out more information, don’t be afraid to speak to your conveyancer and ask them to take you through the search results for reassurance.
Is Contaminated Land an Issue in Portsmouth?
Due to Portsmouth’s coastal location as well as its industrial and military past, there have been a number of contaminated sites. Its industrial history has resulted in a complex development history and an increase in pollution.
Contaminated land can threaten public health and safety as well as the surrounding environment and wildlife. It has been defined as a local authority containing substances or pollution that could cause significant harm to people, properties or protected species. Whilst we could not find a Contaminated Land Register on the Portsmouth City Council’s website, they are legally required to share their Contaminated Land Strategy.
If you’re worried that the property you’re viewing is located on or near contaminated land, then ask your conveyancer to talk you through the Environmental Search results for confirmation. If the land is ‘contaminated’, you could then also speak to the local council to see if plans to remedy the area have been put in place.