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Local authority searches are a mandatory requirement when buying a property and therefore, they are a vital part of the homebuying process. Local authority searches can often take some time due to the details required in the search.

What Are Local Authority Searches?

Local authority searches are queries into the local area and land where you’re planning to buy a property.

They include things such as:

  • Whether the property is a listed building
  • If it’s located in a conservation area
  • If there are development plans in the local area
  • If there is planning consent for a nearby property

What Does a Local Authority Search Consist of?

There are two parts to a local authority search. A CON29 and a LLC1.

The CON29 is a set of questions regarding the property and surrounding area. It includes essential information such as planning and building regulation applications, whether any enforcement action has been taken by the local council, and whether any roads or railway schemes are in place that could affect the property’s value.

The LLC1 looks at local land charges which apply to each owner of the property. This includes things like tree preservation orders, smoke control orders and whether the property is in a conservation area or not.

Why Are Local Authority Searches Vital?

If you’re buying a property with a mortgage then it’s a condition of the lender that searches are carried out before loaning you any money. This is to protect themselves against any sudden drop in the value of a property.

For buyers with a mortgage, firstly it’s mandatory to have searches carried out so they don’t have a choice. Secondly though, the searches help to protect buyers and give them peace of mind that their property is likely to hold and increase its value. After all, if you didn’t carry out searches and then found that a motorway was going to be built through your back garden, you’d probably regret buying the property in the first place!

Another benefit of local authority searches is that they can help buyers to renegotiate the price of a house or consider whether they still want to proceed with the purchase.

For example, if a neighbour has planning permission to build an extension that will block a lot of sunlight from coming into the garden, a buyer may use this to try and lower the price, or potentially pull out of the purchase altogether.

How Long do Local Authority Searches Take?

Local authority searches usually take sound 2 to 3 weeks but this varies depending on the local council. In some cases, they can take up to 8 weeks, or as little as a few days, but 2 to 3 weeks is the average timeframe.

You will also need to bear in mind that depending on what the searches find, your solicitor may advise you to carry out further searches and enquiries.

For example, if a new road or railway line is due to be built near the property, your solicitor is likely to investigate this further, which could lead to delays.

How Much do Local Authority Searches Cost?

Every council sets their own fees, but a local authority search typically costs between £50 and £250, with additional searches commanding an additional fee.

There are other searches required in the homebuying process too, which aren’t classed as local authority searches, but which are still mandatory.

Many solicitors will include these along with the local authority searches in a search package, which will usually cost around £250-£450. It’s worth asking your solicitor in advance for a breakdown of the search costs before instructing them.

What is Local Authority Search Indemnity Insurance?

If there are delays to the searches, then your solicitor may suggest taking out an indemnity insurance policy.

This covers the risk of something negatively affecting the value of the property, which would have been flagged if full searches had been carried out.

An example of this would be if the local council issued a compulsory purchase order on your property to demolish it and make way for a new public facility. Under the compulsory purchase order, you may not receive the full market value of the property, and this is where the insurance policy would cover the difference, giving you some peace of mind.

However, you should be aware that not all lenders will accept an indemnity insurance policy in place of full searches being carried out, and it can be quite stressful to live in a property where you’re unaware of significant local issues or threats.

It’s always worth checking with your solicitor and asking for their advice on the pros and cons of such a policy.

Warren Powell-Richards are your local property experts, email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.

 

As the warmer months approach, many of us are eager to make the most from our beautiful outside spaces.

Entertaining outside is a wonderful option for the warmer evenings that spring and summer welcome. It allows you to enjoy the company of your family and friends, whilst keeping your home immaculate.

We love entertaining outdoors, so we thought we would share our best outdoor entertaining tips with you!

  1. Arrange A Relaxed Seating Area

Garden furniture does not need to be arranged in the same formality as you would inside.

Outdoor entertaining should be relaxed and informal, so spread your seating around to reflect this. Add plenty of cushions to your seats to soften the area and encourage your guests to relax.

Benches work really well, especially if you are entertaining for a large number. It encourages people to mingle and can work especially well when laying out food for your guests to enjoy.

  1. Create A Mobile Drinks Station

Creating a mobile drinks station outside reduces the risk of muddy shoes being dragged through your home and allows guests to help themselves throughout the evening.

A small table on wheels works perfectly as a mobile drinks station.

Include glasses, cups, and straws, as well as drinks stirrers and napkins. Then simply add a selection of wine, spirits and mixers, and your guests can help themselves. You can also easily create a cool box using a plastic bucket filled with ice, which is excellent for storing beers and keeping them cold all afternoon.

As a great way to make children feel involved, add a smaller drinks cart for them to use. Fill the trolley with soft drinks and fun straws to keep the children entertained.

Just be sure to keep the trolley in the shade and keep the bottle opener nearby!

  1. Let the Weather Guide You

Unfortunately, even in the height of our UK summer, perfect weather cannot be guaranteed. So, it is always recommended to hope for the best, but plan for the worst!

Large parasols can work well as sun blockers and help protect from the rain should an afternoon shower occur. Additionally, keep some blankets handy as the sun begins to set and the cold evening chill encroaches on your guests. Providing everyone is comfortable, there is no reason that a change in the weather should spoil your gathering.

  1. Consider a Fire Pit

Fire pits are an excellent investment for your garden. As the sun sets and a chill appears in the air, a fire pit is a lovely way to keep your guests warm and entertained.

There are a vast array of options when considering a fire pit. Some homeowners opt for a permanent fixture in the ground, whereas others favour a temporary solution. If you don’t have a huge outside space, the portable version can be great for pulling out when visitors arrive.

Not only is a fire pit amazing for warming up your garden as the weather turns, but it provides the perfect place to toast marshmallows!

  1. Consider a Picnic Area

If you have more guests than outdoor seats, consider setting up a picnic area.

Use a range of blankets and pillows to create a stunning picnic space for your guests to enjoy. This style helps embody the laid back, relaxed atmosphere most families want to emulate when entertaining outside.

  1. Pre-Prepare Food

When hosting a dinner party inside, your guests will generally gather around the kitchen as you add the finishing touches to the meal. This can be a terrific time to spend with your guests whilst enjoying a drink.

However, when cooking for a garden party, you can become segregated from your guests and will struggle to be the best host that you can be.

Choosing light bites that can be pre-prepared beforehand allows you to spend the most amount of time entertaining your guests outdoors.

Pizzas, salads, and quiches are terrific options – all foods that can be enjoyed warm or cold and can be nibbled throughout the afternoon.

  1. Create Soft Lighting

Building the perfect ambience when entertaining in the evening can be particularly tricky.

Bigger, brighter bulbs can make the lighting harsh and uneven, especially if you have a large outdoor space. Whereas opting for a range of softer outdoor lights with smaller bulbs will illuminate the garden. A mixture of small bulbs and fairy lights will be sure to set the right tone for your evening.

However, where alcohol, children or even pets are involved, it is always best to steer clear of candles. Whilst they give an incredible glow, they often offer more danger than reward.

Looking for a home with the perfect outside space for entertaining? Warren Powell-Richards are your local property experts.  Call in to one of our offices or email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.

If you’ve been thinking about buying a house, you’ll be daydreaming about how many bedrooms you need, what the garden is like or if it’s in the right school catchment area and has a garage.

These are all important factors when deciding on a new home, and it’s probably the case that the emotional heart will rule.

But, sit back and work out the financial implications of moving house – it may be the head rather than the heart in this case, but it’s important as you plan the next chapter in your life.

Here at Warren Powell-Richards we have the expertise to take you through some of the critical factors when thinking about the money side of moving house.

The Legal Fees

Aside from the actual cost of the house and the mortgage repayments, one of the first things to do is think about the legal fees. Conveyancing companies and solicitors are the ones who focus on property. Many have almost instant conveyancing quotes on their website. You will need to key in basic financial figures, and they’ll tell you roughly how much it will cost in legal fees.

They will also look at searches that will be needed, such as local authority searches, existing planning permissions and specific things such as mining reports and building regulations. Your legal people should also highlight other costs such as the Land Registry fee which comes in when the property is registered in your name.

Estate Agent Costs

If you’re selling your house, then your estate agents’ costs will need to be factored in. The fee varies, depending on the level of service that will be delivered to you or whether you choose an internet-based agent, but you can expect to pay between one per cent and three per cent of the sale price plus VAT which is 20 per cent. Please talk to us for our competitive fees.

Removal Companies

The chances are that you will need a removal company to help you, particularly with the big items. The cost of this will vary because companies will calculate such things as how many bedrooms, the distance between houses, and whether specialist services are required. It could be as little as £400 to well over £1,000. Our advice is that you decide precisely what you need and then shop around to get quotes and see what the customer service is like. Have a look at online review sites too as these could give you a good indication of how good a company is.

Stamp Duty

If you buy a property or land in England that’s over a certain price, you have to pay Stamp Duty. How much you pay depends on several factors, but you should expect to pay a certain percentage of the value of the property. For example, a £255,000 property would mean a Stamp Duty payable of £2,750. There are a number of websites that offer a Stamp Duty Calculator, and the Government website (www.gov.uk) will tell you what it’s all about. If you need help, we’ll help you work out how much to “set aside”.

Mortgage Fees

Most people will have to obtain a mortgage to buy a house. Rates and payments will vary depending on the lender, but there are a number of typical costs associated with a mortgage. There will be booking fees and arrangement fees, and because the lender will need to know the value of a property, you’ll need to arrange for an independent valuation too. Booking fees can be between £150 and £300, arrangement fees might be around £2,000, and a mortgage valuation fee could be anywhere between £150 and £1,500 depending on the lender and the property. It’s worth noting that low rates might not mean low fees, so be careful to look at the details.

Insurance

When you’ve completed, chances are you’ll quickly get the keys. It’s an exciting time, and you’ll have packed everything, the removal van will be ready, and you probably can’t wait to get in. Something you need to do straight away though is the insurance. Once the property is yours, it needs to be insured. You’ll need buildings insurance to cover the bricks and mortar, and contents insurance too as this will cover your belongings and possessions. The cost of this will vary because no two properties are the same, and you will have different possessions. The key is to do your research and get everything in place before the day, and then it should be a case of pressing the button.

For no-obligation advice on buying or selling a home please contact our expert property team at Warren Powell-Richards. We look forward to assisting you.

 

One of the top concerns that many families have when moving is finding the right school for their children. Many home moves are explicitly made so that families can move closer to the catchment area of their dream school.

But what happens if you find your dream house first and then need to find the best school close by?

As your local estate agent, we know the area exceptionally well and receive so many questions about this that we decided to give you our best advice to help keep you informed. In this article, you’ll find our top tips to help you find the right school for your children when moving.

Work out what your priorities are

Let’s face it, it may be tough to find a school that has absolutely everything that you’re looking for and all schools have their own strengths.

When looking for a school we recommend making a list of your priorities. For instance, are you looking for a school with a tremendous academic record or one with a specific subject focus? Are extra-curricular activities essential or does your child have any special needs that the school should cater for? Are you looking for state schools or private schools? Day or boarding? Single-sex or co-ed? There are lots to consider before you even kick off your search.

Writing down all your priorities like this will help you focus your search, as this is an area that’s packed with lots of great schools to choose from!

Start your school research well before your move

Once you have a clear idea of what you’re looking for in terms of priorities, it’s time to start researching. We recommend doing this as early as you possibly can. You will probably want to visit several schools in the area before you decide on the best fit, so make sure you leave enough time for multiple appointments and open days. 

It’s straightforward to access all the information you need on schools as you can do this online, even if you’re currently located in a different part of the country.

Start gathering critical information online using reputable sites such as The Good Schools Guide and check the school performance tables on Gov.uk. Read through online school reviews and scour the Ofsted reports.

School research can be a time-consuming process, which is why we recommend starting early. Once you’ve whittled it down to your top three schools, pay each of them a visit with your child. Which brings us on to our next point…

Pay your top choice schools a visit

Although this might not be immediately possible, we highly recommend visiting schools when you can. Take a tour and get a good feel of the environment that your child will potentially be spending lots of their time in. Talk to the staff and pupils and ask them questions.

Here are some of the key things to observe on a school visit:

  • How do the students and teachers interact with each other?
  • Are the facilities clean and well-maintained?
  • Do the teachers seem enthusiastic and happy to chat through all your questions?
  • Is the environment and community friendly and welcoming?
  • Do the children appear happy and engaged?

If it’s not possible for you to physically visit the school before you move, don’t despair. Check out their website. Some schools now offer virtual tours of their campuses. You could also hold a Zoom call with the headteacher to get a better feel of the school, and it’s teaching style.

Find out where your new neighbours are sending their children

If you have the chance to say hello to your new neighbours before your move, ask them about their personal experiences with the local schools. Chatting with another parent could save you research time, as they will have done the same research when they moved and may also have first-hand experience of a school if they are sending their own children to one of the schools that you’re interested in.

Make sure you have a back-up plan

Once you have found the perfect fit, find a back-up! It’s always sensible to have a Plan B in case your chosen school doesn’t work out. Creating a list of your top two or three schools means that you can quickly fall back to another option if needed, although of course, we hope your child gets into your first choice!

Our staff at Warren Powell-Richards are local and have extensive knowledge. If you are moving to the area soon, start your home search with us, and we’ll be happy to advise you on all aspects of your move. Please email us at This email address is being protected from spambots. You need JavaScript enabled to view it. for more information or pop into one of or offices for a chat with the team.

 

Over a million homes in the UK are fitted with solar panels[1], so it’s not unusual to find one on the market. And with most new builds being constructed with energy-efficient appliances, finding a solar-powered home for sale is only going to become more common.

Just like any home you buy, it’s good to weigh up the pros and cons to see if it’s the right choice for you.

If you’re debating whether you should buy a house with solar panels, here’s everything you need to know before you commit.

What Are the Benefits of Buying a House With Solar Panels?

Buying a house with solar panels has many benefits, including:

  • Cheaper bills: Solar power is renowned for providing cheaper energy bills. Depending on the terms of the lease, you may even get your energy completely free!
  • Low maintenance work: Except for routine cleaning (which isn’t costly) solar panels are very low maintenance. Plus, warranties usually last for 20+ years. If the seller has only just had the panels installed, you could be covered for any faults for a long time.
  • Resale-ability: The homebuying market is becoming more eco-conscious. Some buyers are even willing to pay more for a sustainable home[2]! When it comes to selling in the future, your property could have an edge that others don’t.
  • An eco-friendlier life: Solar power is a renewable resource, so it’s much better for the environment than fossil fuels will ever be. In turn, they help you live an eco-friendlier life.

Things to Consider Before Buying a House With Solar Panels

Despite the benefits of buying a house with solar panels, there are some things you should consider before you commit, including:

  1. Whether You Can Still Get a Mortgage

It’s uncommon, but some lenders take issue with a property leasing its roof to a solar power company, purely because it’s not owned by you. Before you make an offer, check with your lender or speak to your mortgage advisor to see if you can still get the mortgage you need.

  1. What Permissions & Restrictions You’ll Have

Since most houses with solar panels have a lease on the roof, there may be restrictions about what you can and can’t do with your home. Some leases require you to seek permission to extend or even sell your home in the future. Always review the lease in detail before you buy to make sure you know about (and are comfortable with) any restrictions.

  1. There Could Be Removal Fees

You shouldn’t buy a house with solar panels if you plan on removing them. Plus, some leases won’t ever allow you to remove them anyway. But if you need to have work done on your property and the panels need to be taken down temporarily, you may need to pay hefty fees.

Are You Looking to Buy?

If you’re looking to buy a property locally Warren Powell-Richards are your local property experts!

Check out our available listings on our website at https://www.wpr.co.uk or pop into one of our offices for a friendly chat with our team about what you’re looking for.

 

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