FAQs About Moving to Twickenham
Our dedicated team have worked hard to answer all your vital questions about conveyancing issues in Twickenham. After careful research, we discovered that the cost of a full Local Authority Search in the town is £160, according to the London Borough of Richmond upon Thames Council.
Our team also discovered that a number of streets in Twickenham have a high risk of flooding due to their proximity to the River Thames and the River Crane. However, the town is not reported to have high levels of radon gas emissions or contaminated land. Some properties in the area may be prone to subsidence, highlighting the importance of conveyancing searches.
How Much Are Conveyancing Searches in Twickenham?
As part of the conveyancing process, your conveyancer will be required to organise the vital conveyancing searches which will inform you about the history of the property and local area. These searches are typically made up of a Local Authority Search, an Environmental Search and a Water and Drainage Search.
All of the searches mentioned above are vital, but the Local Authority Search will be the main form required, especially if you’re applying for a mortgage. To help with your research, we found the price of this search in Twickenham on the London Borough of Richmond upon Thames Council website. It’s important to note that some searches may be offered as a package deal, affecting the overall cost.
The Local Authority Search will involve a number of detailed searches that will provide you with information concerning the local area, planning applications, enforcement activity and any charges on the home. It will be split into two sections, LLC1 and Con29, with a full search in Twickenham costing £160. If you require the LLC1 form only, this will cost you £35.
There will also be additional fees should you require a copy of any of these documents. You can also request further enquiries from the separate CON29O form, with questions 4-22 costing £26 each. Your conveyancer should organise the relevant searches for you, including the Environmental Search and Water and Drainage Search.
LLC1 Only
£35 inc VAT
The LLC1 form shows you any information in the Local Land Charges register. It will find specific charges which apply to a piece of land. These include finance charges, planning charges, Tree Preservation Orders and Land Charges made due to a previous breach of planning rules on the site.
CON29O Optional Enquiries (Questions 4-22)
£26 inc VAT
Notices concerning land maintenance, environment and pollution, application on roads by private bodies and completion notices. This is submitted along with your standard enquiry form.
Full Search (LLC1 and CON29)
£160 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29.
Local Authority Costs taken from the London Borough of Richmond upon Thames Council website, correct as of June 2021.
What Are the Flood Risks in Twickenham?
One of the searches your conveyancing solicitor will arrange is the Environmental Search which will highlight whether the property is located in a high flood risk area. With a number of rivers flowing through Twickenham, many local properties will be at risk of flooding making this type of search vital for potential buyers.
According to the UK Flood Risk Map, Twickenham’s main source of flooding comes from the River Thames and the River Crane. The streets situated along these bodies of water, such as Cole Park Road and Lancaster Place, have a high risk of flooding each year. The map indicates that these properties have a medium to high risk, with the chance of flooding each year being greater than 3.3%. However, despite the added pressure of these rivers flowing through the town, Twickenham is not at high risk of flooding from surface water.
Another problem that can cause flood alerts in Twickenham is reservoirs. Although they do not have a high chance of flooding, the reservoirs do cover a wide area, affecting a larger number of properties should the worst happen. If you’re concerned that the property you’re viewing is located in a flood risk area, it’s important you discuss the search results with your conveyancer and review the local council’s flooding strategy.
Are There Ground Stability Concerns in Twickenham?
As part of the Environmental Search, your conveyancing solicitor should complete a ground stability search to discover if there is any unstable ground on or surrounding the land your property is situated on. An example of this could be signs of subsidence, landslides or any other factors that may cause ground instability.
Due to its proximity to London, Twickenham properties have a low to medium risk of ground instability, revealing the importance of this search. The UK Subsidence Map shows a number of small areas within the town that are prone to subsidence specifically. Subsidence often occurs in densely-populated areas such as London and the surrounding boroughs, as the pressure on the ground will weaken the soil and dry it out. This can then lead to the foundations of the property shifting.
The England and Wales Clay Hazards Map also shows that there is a lot of hazardous clay soil surrounding the town which can be another cause of ground instability. Clay soil is very likely to shrink and swell when added pressure or an extreme change in temperature occurs. This movement of the soil increases the risk of subsidence and can cause large cracks to appear around the windows and doors. This is why the Environmental Search is such an important step during the transaction.
- 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 Twickenham?
Part of the Local Authority Search will include highlighting whether the property you are purchasing is located in a raised radon area. This should be answered in the CON29 form which will uncover whether the property has a high risk of experiencing radon gas or if any areas nearby have elevated levels.
Radon gas is odourless and colourless and is emitted from the natural uranium in most rocks and soils. Despite its natural origins, radon gas has been linked to certain health problems when emitted at extremely high levels. Most properties will experience some level of radon gas emissions, but it is the areas that have above-average readings that buyers should be aware of.
As you can see on the UK Radon Map, Twickenham is not at risk of high emissions. The levels of radon in the town are extremely low, some areas even seeing below-average readings. Luckily for buyers in the area, this means Twickenham has a maximum radon potential of below 1%.
Is Contaminated Land an Issue in Twickenham?
Before officially purchasing the home, it’s important to research whether the building is situated on or near contaminated land. Contaminated land often contains some sort of harmful substance or pollution that is seen as hazardous to your health or to the local environment. An example of this could be landfill sites or areas previously used for mining.
During our research, we discovered that Twickenham does not have a big history of contaminated land. The only example we could find on the Contaminated Land Register of the London Borough of Richmond upon Thames was located in Whitton and has since been remedied. However, despite this, it’s still important you view the results of the Environmental Search as evidence could begin to surface at any time.
For added peace of mind, know that the local council also has a Contaminated Land Strategy available on their website, should you wish to see how contaminated land would be treated in the area if found.
