If you have instructed a Conveyancer to act on your behalf for the purchase of a property, you may have already heard about searches, but what are they?

The standard searches that are recommended for a purchase are:

  • Environmental search
  • Drainage and water search
  • Local authority search

Environmental search

The environmental search will collate data from several sources to provide information regarding possible environmental issues that may be present where the property is located.

The environmental search is broken down into sections:

  1. Environmental (including contaminated land)
    This will look at whether there are any entries or notices that the land or within 25 metres of the property has been designated Contaminated Land under Part 2A of the Environmental Protection Act 1990. It will also look at past industrial land uses within 25 metres of the property, if the property lies in a radon affected area and if the property lies in an air quality management area.
  2. Flood risk
    This section of the report will look at any flood risk in the area where the property lies, such as if the property may be affected by river and sea flooding, surface water flood risk, historical flooding and insurance considerations.
    The report will detail the JBA Risk Management floodability rating for the property which will advise if there may be any concerns over obtaining suitable buildings insurance.
  3. Ground stability
    In this section you will find data from the British Geological Survey (BGS), which will advise if there are any factors within the nearby area that could result in possible subsidence or an increased risk of subsidence at the property. This may include geohazards such as running sand or collapsible deposits, clay shrink-swell, compressible ground or mining (either coal or non-coal) activities.
  4. Energy and infrastructure
    Within this section you will find data from several sources, detailing the location of any solar farms, wind farms, energy infrastructure, electrical pylons, oil and gas licensed areas, railways or HS2 routes that may affect your quiet enjoyment of your property. Here you will find alternative sources to assist in obtaining further reports or information to help you make an educated decision about the property or any further surveys you may wish to obtain before proceeding.

If the environmental report reveals that the property is in an area that may be affected by coal mining, then a further coal mining search is recommended (or required if you are purchasing with the assistance of a mortgage) to be obtained from the Coal Authority.

The coal search will reveal the likes of where shafts/ mines were located, when works were last carried out at said mines and if there are any future plans for works to commence in the area.

Again, this information is provided to allow you to the opportunity as the buyer to carry out further inspections and investigations to assist in making an educated decision about the purchase, along with advising whether further searches/ surveys are recommended or required.

Drainage and Water Search

The drainage and water search will include data from the local Water Authority, the search will include such details as follows:

  • Whether the property is connected to mains water supply
  • If the foul water drains from the property to a public sewer, maintained by the Water Authority
  • If the surface water drains to a public sewer
  • If there are any public sewers/ pipes/ drains/ manhole covers/ mains water supply/ pumping station/ culverted watercourse/ inspection chambers etc that fall within the boundary of the property and a plan is supplied to show the location of the same
  • Whether the property has a water meter and the location of the same
  • If the surface water drainage is paid to the water authority and approximately the cost
  • If there are any sewers serving the property that are not yet adopted by the local authority
  • If there is low water pressure recorded at the property
  • The closest sewage treatment works
  • Classification of the water supply for the property
  • Who is responsible for providing the water services and who bills the property for sewerage services

Local Authority Search

The local search is provided by the Local Authority and will detail matters that directly affect the property and the surrounding area.

The search will reveal any planning permission and/or building regulations that affect the property along with any adverse entries such as breaches or notices that have been issued.

The search will provide details of regulations that may be enforceable on the whole area such as conservation area, article 4 notices, listed building consent or Community Infrastructure Levy.

The search will also provide the details of agreements that are/ or have been in place affecting the estate/ local area such as agreements between the Local authority and developers to carry out certain works (such as Section 38 agreements or Section 106 Agreements).

Further to the report, they will enclose information in relation to existing or proposed development plans for the areas, whether the road or footpaths where the property lies are maintained at public expense and it will also give details of any public rights of way that may abut the property.

Other information that may be found within the local authority search is as follows:

  • If the property is served by Sustainable urban drainage sewers
  • Nearby road and traffic schemes/ works
  • Nearby railway schemes/ works
  • Any outstanding notices that may affect the property (such as building works, environmental, health and safety, housing, highways, public health, flood risk etc)
  • Any enforcement notices or breach of condition notices
  • If the property is subject to a compulsory purchase order
  • If there are any trees subject to a Tree Preservation Order within the boundary or nearby to the property
  • A direction to restrict permitted development
  • Contaminated land entries

Conclusion

The searches are a great tool to provide a further understanding of the property and where it is located. It may also assist in asking the right questions or obtaining the appropriate surveys and further reports that may not be considered prior.

There are a number of additional searches you can undertake should you wish to obtain further insight such as:

  • Non-coal mining report
  • Planning
  • Flood appraisal
  • Energy report
  • HS2 report
  • Radon Report
  • Subsidence claims buffer report
  • Mine entry interpretive report
  • Climate change report

At Timms, we aim to advise and guide you through the conveyancing process as smoothly as possible by ensuring that the correct searches are carried out and reporting to you fully on any entries revealed.

Next Steps...

If you have any questions regarding Conveyancing Searches, or any other Conveyancing matter, please call me on 01530 564498 or email l.bourne@timms-law.com

For more information about our Conveyancing services, please visit our webpage here.