How Much Are Conveyancing Search Costs in Tunbridge Wells?
The local authority searches arranged by your conveyancer are one of the most important aspects of buying a house in the UK. These searches provide essential details about the property you are looking to buy, including information held by the local council.
Your search report will be sent to you by your conveyancer for you to review. You must raise any concerns you have at the earliest possible convenience so that they can be addressed and if needed, investigated further. The report will include details such as past land use, any concerns regarding contamination of the land, flood risks, the level of radon gas and any issues relating to ground stability.
The local authority search is split into two parts - the Local Land Charges Search (LLC1) and the CON29 form. The cost for these searches will depend on the location of the property you are looking to purchase. The cost of the Local Land Charges Search (LLC1) in Tunbridge Wells is £40 and the CON29 form is £120 (inc VAT). Additional questions cost £22.80.
Local Land Charges Search (LLC1)
£40 inc VAT
This informs purchasers of restrictions or charges affecting the use of the property, such asplanning permissions and financial charges.
£120 inc VAT
The CON29 provides information on matters such as local plans, highways and assets of community value.
Full Search (LLC1 and CON29)
£160 inc VAT
Full search - LLC1 and CON29 combined
What Are the Flood Risks in Tunbridge Wells?
Tunbridge Wells Borough Council’s Flood Risk Assessment states that flood history shows that the area has been subject to flooding from several sources, with the principal risk being fluvial flooding.
The main watercourses flowing through the borough are the River Medway and its tributaries, which include the River Teise, Southborough Stream, Greggs Wood Stream, and Paddock Wood Stream. Records show that the Medway has overtopped its banks during several major recorded flood events.
The Flood Risk Assessment has also reported that Tunbridge Wells has experienced several historic surface water flood events, associated with heavy rainfall overloading carriageways and drains. Furthermore, numerous sewer related flood events are noted to have occurred within Borough, mainly within Tunbridge Wells town and Paddock Wood.
As a key part of the conveyancing process, yoursolicitor will arrange searches that can highlight any potential flooding issues in and around the area where you are looking to buy. It is essential that you read your reports thoroughly and raise any questions or issues you may have before proceeding with the purchase.
Are there Ground Stability Concerns in Tunbridge Wells?
Ground instability is a dreaded term for homeowners, causing issues such as subsidence which make the home unstable, decrease its value or make it unsafe to live in. Subsidence can cause huge problems for property foundations and even cause properties to physically sink into the ground.
A subsidence map created by Geobear, which identifies the subsidence hotspots throughout the UK, shows that the area of Tunbridge Wells has notably low levels of subsidence and ground instability. This is far less than areas such as London, where levels are particularly high.
Nevertheless, it is essential you are aware of any ground instability concerns in the area of Tunbridge Wells where you are looking to buy a home. Your conveyancer will send you the report compiled as a result of the environmental searches. This will highlight any risks of subsidence and any other concerns regarding the stability of the ground around the home.
- 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 Tunbridge Wells?
Radon gas is formed by radioactive decay of small amounts of uranium that occurs naturally in rocks and soil across the UK. High levels have been linked to a number of serious health issues, including lung cancer in non-smokers. Radon is both colourless and odourless and can therefore go undetected, which is why it is essential that you are aware of the level of radon in an area before purchasing a home.
According to Public Health England’s heat map of Radon Gas, there is very little evidence of Radon in Tunbridge Wells, especially in the centre. Low readings are found towards the North in the area of Vauxhall Road, but this is considerably lower than many parts of the UK. It is therefore unlikely that Radon Gas will be flagged as a concern in your report.
That said, with the health risks linked to Radon Gas in mind, it is essential that you read over the details of your search reports. This ensures you are aware of the level of Radon Gas in the area of Tunbridge Wells you are purchasing and can flag any concerns with your conveyancer prior to completion on the home purchase.
Is Contaminated Land an Issue in Tunbridge Wells?
Contaminated land is any land that contains pollution and substances which are considered harmful to humans and the environment. Land contamination across the UK is usually caused by past industrial use or the deposition of waste. The industrial legacy within the Tunbridge Wells Borough district includes; clay extraction with brick and tile manufacture, agriculture, woodland.
According to Tunbridge Wells Borough Council, there are currently approximately 1200 “contaminated” sites in their database. The council stresses that the vast majority of these are “probable low risk sites” where small to medium areas of ground have been in-filled with inert or unknown material over time. Any areas which are considered higher risk are thoroughly investigated and, if required, appropriate action is taken to ensure they are safe.
Before completing your property purchase, you will want to be sure that your new home is free from any risks of land contamination or pollution. The environmental searches arranged by your conveyancer will usually include a search of records and maps held by the local authority, in this case, Tunbridge Wells Borough Council. These can provide details of the land, including previous uses and any indications of contamination.