How Much Are Conveyancing Searches in Romford?
Local Land Charges searches are an essential part of the conveyancing process. The results these searches produce can inform potential purchasers of essential information about the property, much of which is held by the local authority, in this case Havering council, as Romford is located in the London Borough of Havering..
These reports include information on the flood risks in the area, if there are any planning permissions in place and details of past industrial activity which may have had a negative impact on the land.
Your conveyancer will organise these searches on your behalf and supply you with the reports once they are completed. It’s important to pay close attention to the content of the reports and raise any issues or concerns you have with your conveyancer.
Cost for these searches will depend on the location of the property. Below we’re listed the costs of the searches for Romford as per the Havering council website.
Local Land Charges Search (LLC1)
££23.50 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.
Form Con29 - Part 1 and Part 2
££112.00 inc VAT
The enquiry forms CON29 and CON29O provide information on matters such as local plans, highways and assets of community value.
Standard Official Search (LLC1 and Con29)
££135.50 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
What Are the Flood Risks in Romford?
As part of the environmental searches, your conveyancer will arrange for a flood risk search on the area of the property you wish to buy and a report will be sent to you to review. It is vital that you pay close attention to the details of the search and what it means for your home purchase.
Romford has a number of waterways running through the area that can cause flooding issues in bad weather. During Storm Dennis in February 2020, there were amber flood warnings for the River Rom and the River Beam.
The Environmental agency stated that the heaviest rains affect the areas of Havering Park, Collier Row, the centre of Romford and Rush Green, with the possibility that the rivers in the area could overtop their banks. Warnings were made to those on low-lying land and along riversides.
If you are looking to purchase a property in these areas of Romford or by nearby rivers and waterways, it is essential you pay close attention to the details in your search report and raise any concerns with your conveyancer.
Are There Ground Stability Concerns in Romford?
As part of the Environmental searches during the conveyancing process, your conveyancer will arrange for a Ground Stability report to be completed on the property and the surrounding area. This will reveal any risks of landslide, subsidence or any other concern regarding the stability of the ground which the home resides.
Due to its proximity to the centre of London, Romford may be at risk of some ground stability issues. Subsidence is a relatively common problem across the UK due to the clay-heavy soil types in the country. However, in areas such as London, increased weight and pressure on the ground due to multiple buildings concentrated in one area means that ground stability becomes more of a concern. These areas are also put under strain by the growing population and subsequent additional housing requirements.
A map created by Geobear identifying the UK subsidence hotspots shows that although Romford has less subsidence concerns than central London, the area has a certain level of risk which is worth taking into consideration when reading through your ground stability report.
When it comes to buying your home, subsidence is an element which will appear in both your conveyancing searches and in a report compiled by a surveyor, should you choose to have a survey undertaken. You can find both high quality, regulated conveyancers and surveyors by using Compare My Move, ensuring your Romford property purchase is in good hands.
- 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 Romford?
Radon Gas is a radioactive and dangerous gas which is created by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil.
This colourless and odourless gas can cause a variety of health issues, including lung cancer in non-smokers, and is therefore one of the most essential searches organised by your conveyancer.
However, according to a heat map of Radon Gas affected areas from Public Health England, Romford shows little to no readings of Radon Gas. Nearby areas of Ilford, Dartford and Erith do show some readings but are very low compared with the high readings seen in other parts of the country such as the South West of England.
Nevertheless, a Romford conveyancer will ensure the right searches are completed and reports returned to you in good time so you can see the readings for your exact location. Always ensure you read the full report and results before proceeding with your property purchase.
Is Contaminated Land an Issue in Romford
Contaminated Land Searches, conducted on the land surrounding the property, will take into account the historic industrial use of the land. This includes current and past industrial use, waste and landfill and contaminated land liability.
Up until the early 19th century, the area of Romford was focused on the leather industry, with other industries including cloth making, weaving, charcoal burning, metal working and brewing associated with the area. Many of the above industries and businesses had the potential to impact the land, such as textile dyes and treatments. The burning of charcoal is also likely to have created pollution which settled in the earth.
Light industry research in Romford reached its peak in the 1970s with a number of factories in the area such as Sheet Metalworks, manufacturers of wireless components and brush manufacturers Betterware. Again, these industries may have had an impact on the land.
Your environmental report, covering any contaminated land concerns, will be graded as “passed” or if action is required. If your report reveals that action is required, it does not necessarily mean that the property is unsuitable for dwelling, but your conveyancer will need to arrange further assessments to gain a full understanding of the issues raised.