How Much Are Conveyancing Search Costs in York?
Local Land Charges searches are an essential part of the conveyancing process. Their results inform potential purchasers of essential information about the property. Much of this information is held by the local authority, in this case, the City of York Council.
Your conveyancer will arrange these searches on your behalf and provide you with the reports once they are completed. The information made available in the search reports includes flood risks in the area, if there are any planning permissions in place, the levels of Radon Gas and details of previous industrial activity which may have had a negative impact on the land. This includes ground instability and contaminated land. It is vital that you thoroughly read the contents of the reports and raise any concerns you have with your conveyancer.
Cost for these searches will depend on the location of the property you are looking to buy. Below we’ve listed the costs of the searches for York, according to the City of York Council website.
Local Land Charges Search (LLC1)
£15.00 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
£120.00 - Part One (Optional £36.00 - Part Two) inc VAT
The enquiry forms CON29 and CON29O provide information on matters such as local plans, highways and assets of community value.
What Are the Flood Risks in York?
York is located on low ground at the junction of the rivers Ouse and Foss. As a result, parts of the city and surrounding areas can be prone to flooding, especially in bad weather. In 2015, flooding in York caused devastation and resulted in a huge clear-up operation. In light of the destruction, an inquiry was undertaken to seek improvement on flood defences and investments made to safeguard against future flooding.
The City of York Council website has a number of resources available to those in flood risk areas, including checking to see if your home is at risk, how to prepare and protect your home, where to report water and drainage issues and mental health advice following flooding.
Your conveyancer will arrange for a flood risk search on the area of the property you are looking to buy in York and a report will be sent to you to review as part of the environmental search results. It is very important that you read the findings thoroughly and raise any concerns with your conveyancer prior to purchase.
Are there Ground Stability Concerns in York?
Subsidence and ground stability issues can cause the foundations of a property to become unstable, making the home potentially unsafe and can also cause the property to decrease in value.
A map created by Geobear identifying the UK subsidence hotspots shows readings of subsidence concerns within the city of York. Cities in the UK are more at risk due to the number of large buildings and high population in a relatively small and concentrated area.
In December 2016, a section of York’s city walls were closed over fears of subsidence. The City of York Council stated that “as engineers are concerned about the possibility of subsidence” in and around the section between Fishergate Postern Tower and Fishergate Bar.
As part of the conveyancing process, your conveyancer will organise Environmental searches which include a Ground Stability report on the property and the surrounding area. This will highlight any risks of landslide, subsidence or any other concern regarding the stability of the ground where the property resides.
- 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 York?
Your search report will also note the level of Radon Gas in the area where the property you are looking to purchase is located. Due to the health risks associated with the gas, this is one of the most essential searches organised by your conveyancer.
Radon Gas is a dangerous, radioactive 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.
According to a heat map of Radon Gas affected areas from Public Health England, the city of York has the lowest risk of radon potential in Yorkshire, with less than 1%. The Yorkshire Dales and surrounding area, however, show much higher readings, with the levels appearing to rise further North.
Overall, York itself appears to be at low risk of radon gas. Nevertheless, make sure you raise any concerns you may have with regards to the survey results before proceeding with your property purchase.
Is Contaminated Land an Issue in York?
Contaminated land is land that contains substances which either are or can be harmful to humans or natural water systems and the environment. Due to human activities including industry such as coal mining or waste disposal activities, many sites throughout the UK contain polluted and contaminated land.
Much of today’s land contamination originates from polluting industrial processes from the 19th and 20th centuries. In York, one of the main industries was the development of the railway. This produced jobs and lead to prosperity for the city, but it also resulted in pollution and contamination of the surrounding land.
Outside of the city in rural areas on the outskirts of York, coal mining took place, which has also been recognised as a cause of potential land contamination and pollution.
With this in mind, it is essential that you pay close attention to the findings in your search results and query anything that concerns you regarding the property. The search, organised by your conveyancer, will usually include a study of historic maps of York, land use records and other information and documents that may indicate contamination or pollution on the land.