FAQs About Conveyancing in Swindon
At Compare My Move we work hard to answer the important questions regarding conveyancing when it comes to purchasing a home in Swindon. Our research shows that the cost of a full local authority search is £117.00. This includes both the LLC1 and CON29R.
We found that Swindon has a risk of flooding, so paying close attention to the section on flood risks in your search report is essential. Radon Gas levels are higher than average in some parts of the city, but ground stability and land contamination are less of a concern.
How Much Are Conveyancing Searches in Swindon?
Local Land Charges searches are a vital part of the conveyancing process. The results of these searches will inform potential buyers on essential information about the property which is held by the local authority.
The report will include information on flood risks, if there are any planning permissions in place and details of past industrial activity which may have had a negative impact on the land.
A conveyancer will arrange these searches on your behalf and send you the reports once they are completed. It’s crucial that you pay close attention to the content of the reports and raise any concerns you have with your conveyancer as soon as possible.
Cost for these searches will depend on the location of the property. In the table below we’ve listed the costs for these searches in Swindon.
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Local Land Charges Search (LLC1)
£18 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.
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Form Con29 - Part 1 and Part 2
£99 inc VAT
The enquiry forms CON29 and CON29O provide information on matters such as local plans, highways and assets of community value.
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Standard Official Search (LLC1 and Con29)
£117 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
Data taken from Swindon council website correct as of August 2020.
What are the Flood Risks in Swindon?
Swindon has been hit by flooding both historically and as recently as this year, most notably during Storm Dennis at the start of 2020, causing great concern for homeowners. Heavy rain largely contributes to the issue, putting pressure on the River Ray, a tributary of the River Thames, which flows through Wiltshire, rising to the south of Swindon.
In response to the flooding, Swindon council website states that river and sea levels are checked regularly by a network of monitoring stations, helping the public understand what and where the flood risks are.
The searches organised by your Swindon conveyancer will reveal any flood risks in the area where the property you wish to purchase resides. A report will be compiled revealing whether there are any significant concerns and if any action is required.
If this is the case, your conveyancer can organise additional searches and be on hand to answer any questions you may have. The report also includes details of past flooding in Swindon, river and coastal flooding, groundwater flooding and surface water flooding.
Are There Ground Stability Concerns in Swindon?
As part of the Environmental search conducted as part of the conveyancing process, your conveyancer will arrange for a Ground Stability report to be undertaken on the home and the surrounding area. This will reveal any risks of landslide or subsidence.
The industrial past of Swindon, in addition to the rapid growth of populations and new developments, could potentially have an impact of the ground stability in the area. However, a map created by Geobear identifying the UK’s subsidence hotspots revealed that although subsidence was present in Swindon, it was not a considerable amount.
The subsidence is shown in small patches across the area and is substantially less than nearby Bristol and certainly less than larger cities such as Birmingham and London. Nevertheless, ground stability can impact any area in the UK, so paying close attention to the findings of your search report is crucial.
- 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 Swindon?
Radon Gas is an odourless, colourless radioactive gas which is created by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil. This gas can cause a variety of health issues including lung cancer in non-smokers and is, therefore, an essential search organised by your Swindon conveyancer.
A heatmap of Radon Gas levels in the UK shows that there are higher levels in the South and South West of Swindon, with the rest of the area showing lower, but still present readings of Radon Gas. The centre of Swindon also has high readings, including areas around Queen’s Park and Town Gardens.
If you are looking for a property in any of the above areas, it is essential you pay close attention to findings in the Environmental search report with regard to Radon Gas. Your conveyancer will be able to answer any questions and advise you on what steps to take.
Is There Contaminated Land in Swindon?
Contaminated Land can largely be caused by past and present industry. Prior to industrialisation, Swindon was a small market town. However, the Industrial Revolution kick-started an acceleration of growth for the area, with the Wilts and Berks Canal and North Wilts Canal bringing trade to the area.
Industrialisation made Swindon the city it is today and provided opportunities for work and advancements. However, the industry in the area could also have contributed to the contamination of the land, like in much of the UK.
As part of the conveyancing process, your conveyancer will arrange for a search to be conducted on the land where your property is located. A report will be compiled and sent to you, 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 This could just mean that your conveyancer will need to arrange additional searches to gain a further understanding of the issues raised.
