Client Care Letter: Screening

Introduction

There are many risks that can affect your property which should be investigated fully ahead of exchange of contracts. 

It is the policy of our firm to ensure that we provide detailed due diligence to protect the interests of both you and your lender on your proposed property purchase. Screening ensures we comply with Law Society guidance on contaminated land, flood risk and radon and climate change.

As part of our range of searches we will order a Groundsure Screening to identify whether there are any specific risks relating to the issues of climate change, contaminated land, flooding, ground stability and radon. A Screening will also highlight planning constraints such as Conservation Areas and National Parks, large scale energy infrastructure such as fracking sites and wind farms and will provide a screening of proposed rail infrastructure such as HS2 and both Crossrail projects (1 & 2), active rail lines and subways and planning applications. Where available an EPC (or multiple EPCs will be provided). The report provides detailed information and a professional opinion by our in-house environmental consultants.

Climate change (ClimateIndex)

It is estimated that £525 billion worth of property could be written off due to climate change in the long term. The ClimateIndex module provides a property specific rating based on a number of physical perils; river, coastal and surface water flooding, natural instability from shrink-swell soils and coastal erosion. The risk is presented over key time horizons (5 and 30 years) used by the Bank of England in their stress testing scenarios.

Contaminated Land

Our industrial heritage and the drive to build on brownfield (previously used) land has meant that increasing numbers of properties have been built on land that could be contaminated. This could affect the value of the property, could lead to adverse health issues and under current legislation you could be responsible for paying for the clean-up of that land. Additional liabilities may be imposed upon you as an owner/occupier of the site which you may be required to comply with. 

Note: If the contaminated land results identify a potential risk, this does not indicate the purchase should not proceed. Further enquiries can be undertaken of the sellers and other parties to either amend the result, provide further information to make an informed decision or, if appropriate, consider obtaining environmental insurance. Specific recommendations can be found within the Groundsure report.

Flooding

Flooding can occur from a variety of sources including surface water, and you don’t have to live near a watercourse to be affected. In England and Wales 5.9 million residential properties are at risk of flooding and over 300,000 commercial premises, with the average cost of flood damage being £28,000. Buildings insurance in flood prone areas may be more difficult to obtain. A flood search will highlight the risks from river, coastal, surface water and groundwater flooding as well as any flood defences and historic flood events, and should give you an indication of whether insurance will be available and affordable.

Radon

Radon is a colourless, odourless gas which has the potential to cause adverse health issues to those occupying the property.  It is the second biggest cause of lung cancer in the UK after smoking. 

Standard CON29 Local Authority searches will cover the risk of radon gas, however due to the resolution of the data used it cannot be fully relied upon to assess the risk at a property- specific level. The data used by Groundsure is far more detailed radon information than the information used in the Local Authority search which highlights the radon potential at the specific property and if any protection measures are required.

Ground Stability

Ground instability can seriously impact the structural integrity of a property, in addition to the value and insurability. The report will highlight any natural and mad-made subsidence risks to property.

Energy

Standard searches will not report on issues arising from energy activities. The energy data contained within Groundsure reports will provide insight on the proximity of all existing and proposed major energy infrastructure up to 10km from the property that may have an impact on value or your enjoyment of the property. These include major projects such as hydraulic fracturing (‘fracking’) sites, large scale wind farms and power stations as well as smaller scale infrastructure.

Due to changes in Trespass Law as part of the Infrastructure Act 2015, oil and gas companies will be given automatic access for gas and oil development below 300m without having to seek land and home owner’s permission and leaving them without legal recourse.

Planning constraints

Areas of environmental, cultural and visual sensitivity, such as Conservation Areas, Listed Buildings and National Parks are a great addition to an area, but they could also impede or restrict certain developments.

Next steps

Where a potential risk is identified or next steps are provided we recommend including those in your report on title.