Regulated Local Authority Search is performed by a search agent rather than an official from local authority. With the publicly available information, the searches aren’t different than official searches. Search agents are able create reports that enables a buyer or mortgage lender to know if any local -government plans or regulations can affect a property. However the number of lenders that accept regulated local authority search are dropping and are opting only for official local authority search for providing mortgages.
Who can conduct regulated local authority search?
Conveyances or registered agents conduct it. Local authority search enables a buyer and other parties interested in the property to know any changes that the local government can make with regards to the property and how the changes will affect the property and the property owner. It is imperative for a buyer to do the search before securing a mortgage. Mortgage lenders used to accept only official local authority search. These days, there are mortgage lenders that accept regulated local authority searches. The number of lenders who accept this type of local search is on the increase.
What information is contained in local authority searches?
The local authority records every development or developmental plan in a given borough. The nature and dates of the development projects have to be stated. These plans may include plans to build pipelines, road humps, or water system. Conservation areas that are recognised by the local governments are also registered in the Local Land Charge Registers. These entries form the basis of Local Authority searches.
The duration of local land searches differs depending on various circumstances. Searches can yield results in as less as two days or in as long as 42 days. The local authority has been facing constant pressure, from the central government, to reduce their operational costs. A good number of local authorities have responded to these demands by cutting down staffing in various departments. You may find only one person available in a local authority to help you with the search. This is why some boroughs take long to come up with search results. Due to public outcry, some authorities have increased its staffing. Some use TM portal to speed up the searches.
Local Authority Search seeks to unearth any development plans that may affect an occupant of the property. You need to know if there are plans to build roads or railways just outside your house. This way, you will know the kind of danger that you and your family will face. Building constructions are noisy. There is always a possibility for the occupants of nearby houses to put up with dust and dirt emitted from the construction sites. Knowing about any road construction plans enables you to prepare how you will handle yourself during construction. You might add dust proof windows, or insulate your house against noise to protect yourself from the pollution.
Water and sewerage research are equally important. You need to know if the water pipes or sewer drains will cross your property. This will enable you to know the kind of physical changes that will be made on your property. You also need to know how the new water and sewerage system will affect the current one. You can find out if you are allowed to connect to the new systems if you find them to be better than what you have now.
The cost of regulated local authority search
The cost of regulated local authority is much lower than of an official authority search from the local council. It is usually not included in the solicitor’s fee. The solicitor himself can conduct local authority search or be delegated by the solicitor to another agent.