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Planning - Local Authority Searches
Within the Home Information Pack supplied by HIP-UK, we will supply an Official Local Authority search for the Birmingham Region which will make a search of the Councils records to ensure that there are no 'hidden surprises', such as financial charges, unauthorised building work or outstanding notices requiring you to take action to remedy an earlier wrong doing, for example, installation of the wrong types of windows on a Listed Building.
The Local Land Charges Section carries out all official searches covered by the Local Land Charges Act 1975 guaranteeing replies to the official LLC1 and CON29 enquiries thus ensuring that any 'hidden surprises' are detected.
It is important to have a search carried out when buying a property as it is designed to protect prospective purchasers by informing them of all the information they need to know about their future property.
What does the search include?
- (The first part, the 'LLC1 (Requisition for Search & Official Certificate of Search)', deals with all registerable charges for example, financial charges registered against the property by the local authority eg improvement grants, tree preservation orders, conditional planning consents.
- The second part is called 'CON29 (Enquiries of Local Authorities)' and deals with issues such as road schemes, the planning history of the property and various other notices that may affect the property. The CON29 questionnaire also contains answers to many 'Warning' questions the answers to which cannot be found in the statutory registers.
HIP-UK provides as part of the completed Home Information Pack a detailed Personal Local Authority Search.
Our Personal searches have the same validity with the vast majority of mortgage lenders. Our speed, service and costs have made us a professional and high quality alternative.
The Official Local Authority Report is produced in a CON29 format, is easy to understand and includes the following:
There are manly reasons behind our strategy to provide Official Local Authority search's rather than Personal Search's. It is the responsibility of the personnel search company to identify and request sight of any applicable entries in the Land Charge Register.
Details of conditional planning permissions issued 1 August 1977 are not held on the Land Charges Register, but may be inspected at the Planning Department as part of a personal search.
These do not form part of the personal search. A Land Charges Officer will not be available to assist, therefore a basic knowledge of the personal search system and of the Land Charges Register is required.
Only the basic information that is required to be contained in these registers is open for inspection. The CON29 enquiries questionnaire, which forms part of the official search, contains many 'warning' questions, the answers to which you will not find on any of the statutory registers.
If you rely on a personal search from a solicitor, HIP Company or personal search company, may we remind you that they are not given, or entitled to receive, answers to the questions on the CON29, and any information they do obtain is not covered by Section 10(3) of the Local Land Charges Act 1975 which relates to compensation for loss. The only way to receive this information is to submit the official LLC1 and CON29 forms
Almost 95% of Pack providers use Personal searches to reduce the overall cost of the product, this will always reduce the quality of the overall pack document.
HIP-UK where possible only uses Official Local Authority Searches, never reducing quality to support cost.
