- What do I have to do if I want to buy a property?
[ Go Top ]
If you are interested in purchasing a property, you should approach the sellers and ask for a copy of the Home Information Pack. The sellers must have had this commissioned before they put the property on the market.
The HIP should contain a wide variety of documents about the ownership, structure and energy efficiency of the property.
For a full list of documents found in a HIP, and an explanation on what they should contain, visit our what's is a HIP section.
- What if something is missing? [ Go Top ]
The index document of the pack should have a checklist of documents included in the pack, as well as explanations for any omissions.
- What will the Energy Performance Certificate tell me? [ Go Top ]
The Energy Performance Certificate contains details of a home's energy efficiency as well as its impact on the environment. It should be displayed in an easy to understand graphical format.
It should also give information on ways that the efficiency of the home can be improved, which in turn lowers fuel bills and carbon dioxide (CO2) emissions.
- Who puts together HIPs? [ Go Top ]
The packs are commissioned by sellers or their estate agents. The legal documents - such as the proof of ownership (title documents) are provided by solicitors or the Land Registry. The Energy Performance Certificate is compiled by a certified Energy Assessor, while the optional Home Condition Report is put together by a registered Home Inspector.
- Do I have to pay anything? [ Go Top ]
The seller bears the cost of compiling the pack. You should be able to get a copy for free, but in some cases you may have to pay the cost of copying and postage.
- How trustworthy are they? [ Go Top ]
The information contained in the packs will be useful, but could go out of date quickly. This could result in your solicitor or mortgage provider requiring fresh searches to be carried out. Some industry analysts fear this could mean the packs are disregarded altogether by banks, building societies and the legal profession.
- What does a personal search cover? [ Go Top ]
Local Authorities have a statutory duty to make the local Land Charges register available in order to facilitate a personal search.
The search will reveal entries of the local Land Charges Register (LLC1) and answer all the statutory questions included in the Conveyancing Form 29 Part I (dependant on the councils restrictions). Where possible we can also obtain the additional enquiries in Part II, if required.
- How reliable is a personal search? [ Go Top ]
In line with most mortgage lender requirements, all searches are backed by £2 million professional indemnity insurance, giving you extra peace of mind.
- Commons Registration [ Go Top ]
The Commons Registration search is now only available in Wales.
For properties in England this information can now be obtained by requesting the common land, town and village green optional enquiry (No22) on the CON 29O form.
The Commons Registration Act 1965 meant that the common land, its owner and any rights over such land had to be registered with the appropriate county council.
- When should a Common Registration search be made? [ Go Top ]
A Commons Registration search should be made if the land that is being purchased is adjacent to land that has not been developed, or land that may have previously belonged to the Lord of the manor or has been designated a town or village green.
- What will a Common Registration search cover? [ Go Top ]
The search will reveal whether the land or any part of it is subject to provisional or final registration under the Commons Registration Act 1965. The existence of rights of common land will mean third parties may be able to exercise certain rights over the land. It will also be hard to obtain planning permission to develop the land.
- Drainage & Water [ Go Top ]
A Drainage & Water Search will provide you with maps of water mains and sewers around the property. This is essential information for any building work that they may be planning, that could disturb them. The search will also find out the extent to which your client is responsible for the drains / sewers that service their new home.
- Environmental Search [ Go Top ]
This type of search covers a vast range of information, but more importantly provides details on the following five, key areas:
Enquiries of Statutory Registers:
This section of the report sets out information from statutory registers held by the Environment Agency, Local Authorities and the Health and Safety Executive. It identifies any nearby industrial processes or installations which might have an environmental impact on the property.
Enquiries Concerning Land Use:
This section of the report seeks to identify both past and present industrial land use. Its purpose is to identify any land which may have been put to a potentially contaminative use. Databases interrogated include the Valuation Office's Non-Domestic Rating list to check whether it indicates the presence of a potentially contaminative industrial land use. Past industrial land use is checked by an analysis of historical Ordnance Survey maps.
Enquiries Concerning Land Instability:
This section concerns coal mining, natural ground subsidence and mineral extraction, which are the principal causes of insurance claims. It is designed to highlight land instability issues which may affect the value or enjoyment of the property.
Enquiries Concerning Natural Perils:
Recent events have highlighted the danger properties can face from flooding. Searches will ascertain the river and coastal flood risks by indicating whether a property's postcode is in or within 250 metres of a fluvial or tidal floodplain.
Enquiries Concerning Other Matters:
This section details other matters which may impact on the property and its settings and includes Air Quality readings from the Department of Transport, Environment and the Regions (now DEFRA). It also includes a check on whether there are any transmitters and cell phone masts registered with the Radio Communications Agency near the property.
- Flood Search [ Go Top ]
Flood search (available for any property in England and Wales) contains:
? Environment Agency main river floodplain information;
? Environment Agency coastal floodplain information;
? Details of responsible bodies;
? Unique information on the existence of critical ordinary watercourses, and
1:10,000 scale colour Ordnance Survey map showing flood zone boundaries in relation to the property.
- Why do you need a Flood search report? [ Go Top ]
Following the devastating floods of autumn 2000, the ABI stated its members would only renew insurance cover for existing policyholders in flood affected areas until January 2003. Those now buying houses in flood affected areas are not guaranteed insurance cover, or may face increased premiums, also:
? Past flooding incidents can affect the structural stability of a property. Undertaking a Flood search could alert your client to the need for having a full building survey carried out;
? Even when a flooding incident has not directly affected a property, it is important to consider the potential impact on access routes and amenities in the surrounding area, and
? Flood risk areas are revised annually, so you can be assured that the information contained in the report is up to date, and will provide a clear indication of any 'at risk' areas around a property at the time of purchase.
- Coal Authority Search [ Go Top ]
This report is more important in some areas but not in others. For instance it would be very unlikely you would need this kind of report for a property in London. For properties in Wales or the north of England this may be required.
- Land Regstry Search [ Go Top ]
We can obtain copies of Land Registry Title Deeds, Property Registers and Title Plans for anywhere in Great Britain.
APS LR 1 - Property Register
This is one of the 2 main documents of title (often called Title Deeds). It contains a description of the property, its tenure, the name and address of the owners, purchase price, details of mortgages and other charges, covenants etc.
Documents Provided - Property Register ('Official Copies')
APS LR 2 - Title Plan
The Title Plan is the other main document of title and shows an outline of the property and its location in relation to the surrounding properties. It often contains coloured markings referred to in the Register and boundary markings.
Documents Provided - Title Plan ('Official Copies')
APS LR 3 - Index Map Search
Where the title to a property is not readily identifiable an Index Map search must be made to ascertain if the title is registered. The search will reveal any title numbers affecting the property and any Cautions against first Registration. Once the title number is obtained copies of the title deeds can be obtained. We include a copy of the Property Register with this search, in the event that the property is registered.
Documents Provided - Index Map Certificate
With all our Land Registry enquires we can, if you require them, supply you with the official copies. We are always asked the difference between the faxed/emailed copies and the 'Official Copies'. Let me reassure you that the faxed/emailed documents are the same as the official documents, the only difference being is the 'official copies' are printed on special water marked paper and can be produced in a court of law if needed but the Faxed/emailed copies cannot but the information is the same.
- Chancel Check [ Go Top ]
Chancel Check is a unique, instant, low cost chancel repair liability screening report designed for the conveyancing profession.
Chancel Check is the only service which combines historical parish boundary data, modern Geographical Information System (GIS) mapping techniques and information derived from the relevant Inland Revenue Index held by the National Archive. Chancel Check accurately establishes whether or not a property is within a parish that still retains the potential to charge for the cost of repairs to the church chancel as recorded within the relevant Inland Revenue Indexes held by the National Archive and in accordance with their Guidance Notes.
Chancel Check issues either a Report stating that there is a potential liability within the parish or a Certificate confirming that there is no risk identified for the parish.
Market research has indicated that there are many misconceptions regarding the scale of the potential risks of chancel repair liability. At Home Information Searches we can help you protect against a potential Chancel Liability buy ordering an immediate risk screening report.
- Will my mortgage lender accept a personal search? [ Go Top ]
Most mortgage lenders now accept personal searches. If dealing with a new lender, it is advisable to confirm their policy before proceeding.
- Who will perform the search? [ Go Top ]
Our searches are performed by trained and experienced staff.
- What is the difference between a Personal Search and an official Local Authority Search? [ Go Top ]
The Local Authority Search is certified by the local Authority, and can include written answers to additional questions on the CON29 form.
However, the information that Assured Property Searches supply are detailed and sufficient for most lenders and with the introduction of the Home Information Packs all our searches should be acceptable.
- Do I Need a Plan? [ Go Top ]
If you have a plan, it is useful for us to have it. However, if you do not have a plan, don't worry this will not delay your search. All our search agents have sufficient local knowledge to locate most sites but in the event of an obscure site a plan may be requested.
The only time a plan will be requested before a search can be done, is if the property is a new development or is located in a very rural location.
- How do I pay for my searches? [ Go Top ]
We offer account facilities for all our clients. If you do not require an account and wish to pay as you search we will invoice you when the search is complete.
If you are a new client and wish to submit your search request by email for the first time, this is not a problem. Once the request has been received we will contact you to confirm a few details and can arrange a payment facility that suits you best.
- What does a Homecheck Environmental Report Cover? [ Go Top ]
A Homecheck Search provides essential site history and other environmental information to homebuyers and vendors on properties in mainland Great Britain.
The information included in Homecheck Search will help any homebuyer to make an informed decision about purchasing a property and whether it will provide a suitable environment and investment for their family..
Homecheck provides a professional opinion from the UK?s leading firm of Chartered Environmental Surveyors, RPS Associates. It brings together specialist knowledge on contaminated land and land surveying. For pricing structure of Homecheck Environmental Searches please follow this link.
These goods & services are provided by Home Information Searches as agents of Landmark Information Group Limited(put link in here)
- Lenders that Recognize Personal Local Authority Searches? [ Go Top ]
Abbey National PLC
Accord Mortgages
AIB Group Ltd
Alliance & Leicester PLC
Allied Irish Bank (GB)
Bank of Cyprus (London) Limited
Bank of Scotland
Barclays Bank PLC
Bath Investment & Building Society
Beverley Building Society
Birmingham Midshire/Birmingham Midshires Solutions
Bradford & Bingley Mortgage Management Limited
Bradford & Bingley PLC
Bristol & West PLC
Chelsea Building Society
Cheltenham & Gloucester PLC
Chesham Building Society
Cheshire Building Society
CIS Mortgage Maker Limited CIS Limited
Co-operative Insurance Ltd
Coutts & Co
Coventry Building Society
Derbyshire Building Society
Dudley Building Society
Dunfermline Building Society
Ecology Building Society
Finance for Mortgages Limited
First National Mortgage Company (Household Mortgage Corporation PLC)
Furness Building Society
Future Building Society
Halifax Loans Limited
Halifax PLC
Hanley Economic Building Society
Home Finance PLC
HSBC
HSMS
Intelligent Finance
Ipswich Building Society
Kent Reliance Building Society
Leeds & Holbeck Building Society
Lloyds TSB Bank PLC
Manchester Building Society
Mansfield Building Society, The
Market Harborough Building Society
Marsden Building Society
Mercantile Building Society
Monmouthshire Building Society
Mortgage Business PLC, The
Mortgage Express
Mortgage Express (No 2)
Mortgages 2 Ltd
Mortgages 5 Ltd
National Counties Building Society
National Westminster Home Loans Limited
Nationwide Building Society
Newbury Building Society
Newbury Mortgage Services Ltd
Newcastle Building Society
Northern Rock PLC
Norwich and Peterborough Building Society
Norwich Union Equity Release Limited
Nottingham Building Society
Paragon Mortgages Limited
Platform Home Loans Limited
Portman Building Society
Principality Building Society
Royal Bank of Scotland PLC, The
Saffron Walden Hert & Essex Building Society
Sainsbury?s Bank PLC
vScotlife Homeloans (No 2) Limited
Scottish Widows Bank PLC
Silhouette Mortgages Limited
Skipton Building Society
St Jame?s Place Bank
Stafford Railway Building Society, The
Standard Life Bank
Stroud & Swindon Building Society
Teachers? Building Society
Tipton & Coseley Building Society
UCB Home Loans Corporation Ltd
United Bank of Kuwait PLC, The
Universal Building Society
Vernon Building Society
Virgin One
Woolwich PLC
Yorkshire Bank PLC
Yorkshire Building Society
Zurich Personal Finance Limited
- PRICES. [ Go Top ]
HOME INFORMATION PACK WITH ALL REQUIRED DOCUMENTS.
FREEHOLD £300 (INCL VAT)
LEASEHOLD £350.00 (INCL VAT)
ADDITIONAL SEARCHES
THESE CAN BE PROVIDED SEPERATELY OR INCLUDED WITHIN YOUR HOME INFORMATION PACK.
Local Authority Searches
Personal Searches (Personal Attendance) - Residential £78
Personal Searches (Personal Attendance) - Commercial £100
NLIS Official Local Authority Search (LLC1 & CON29R) £POA
(22) Common Land, town and village greens £24.00
Residential Environmental & Planning Searches
Envirosearch £44.65
Homecheck (insurance included additional £33.10) £37.60
Homecheck Contamination Report £27.03
Plansearch Plus (includes local amenities) £30.00
Plansearch Residential £23.50
Envirosearch and Plansearch Plus £69.33
Envirosearch and Plansearch Residential £64.63
Homecheck and Plansearch Plus £62.28
Homecheck and Plansearch Residential £57.58
Envirosearch, Plansearch Plus and Homecheck Ground Stability report £81.08
Homecheck, Plansearch Plus and Homecheck Ground Stability report £74.02
Commercial Environmental & Planning Searches
Sitecheck Data (without risk assessment) from £105.75
Sitecheck Assess (with risk assessment) from £175.07
Sitecheck Review from £257.30
Sitecheck Review with full data pack from £287.90
Plansearch Commercial from £117.50
Miscellaneous Searches
Commons Registration (only available in Wales) £ 21.96
Radon £32.31
Homecheck Flood Report £14.10
ChancelCheck £17.63
Chancel Repair - Personal Attendance £127.50
Agricultural Credit Search £ 8.81
Land Registry Searches £POA
Drainage CON29DW
(E)Geodesys (Anglian) (Residential) £50.00
(E)Geodesys (Anglian) (Commercial) £120.00
(E)Northumbrian Water (Residential) £50.00
Northumbrian Water (Commercial) £120.00
Severn Trent (Residential) £50.00
Severn Trent (Commercial) £120.00
(E)South West (Residential) £50.00
(E)South West (Commercial) £120.00
(E)Southern Water (Residential) £50.00
(E)Southern Water (Commercial) £120.00
(E)Thames Water (Residential) £50.00
(E)Thames Water (Commercial) £120.00
(E)United Utilities (Residential) £50.00
(E)United Utilities (Commercial) £120.00
Welsh Water (Res/Com) £50.00?£100.00
Wessex Water (Residential) £50.00
Wessex Water (Commercial) £120.00
(E)Yorkshire Water (Residential) £50.00
(E)Yorkshire Water (Commercial) £120.00
Order now
Mining Searches
Homecheck Ground Stability Report £22.33
Limestone £POA
China Clay £65.21
Tin Mining <1 acre £60.81
Tin Mining 1-10 acres £83.81
Coal & Brine
Residential £25,.00
Commercial £60.00
British Gypsum £38.19
Order now
Transport Searches
British Waterways Res/Comm £POA
London Underground Res/Comm £POA
London Docklands Light Railway £8.81
Highways Agency £8.81
Port of London Authority £70.50
Williamson Tunnel £8.81
Tyne and Wear Metro £POA
Top
Order now
Utility Searches
British Telecom (Map) £8.81
British Telecom (Map & Wayleaves) £83.81
National Grid £83.81
Reg Electrical £POA
Virgin Media £8.81
Gas £POA
Kingston Communications £8.81
Order now
All prices include VAT (where applicable), the data provider's fee and any Hub fee payable. They do not include any fee for uploading or creating a map or any fee for non-electronic delivery.
- Home Condition Reports [ Go Top ]
A seller can top up a pack voluntarily to include a full Home Condition Report. This report will contain an Energy Performance Certificate and information about the condition of each part of the home on a scale of 1-3 (where 1 is best) ? advising the seller and buyer of any repairs needed and, if so, whether they are serious. This is a reliable report as it's carried out by Home Inspectors who are qualified, accredited and insured.
Sellers offering full Home Condition Reports are more likely to speed up their sale and reduce the likelihood of buyers pulling out thanks to more information being available up-front and no unwanted surprises coming to light. The Government is working with HIP arrangers to encourage them to take-up the full Home Condition Report.
- How much does a HIP cost? [ Go Top ]
A HIP is likely to cost anything up to £600 if it includes a Home Condition Report, or half that amount if it does not.
- What is a Home Information Pack? [ Go Top ]
Unfortunately, as many of us know, buying and selling property doesn?t always go to plan. One in four sales collapses before contracts are exchanged and it?s estimated that £1m a day is lost through transactions failing at a late stage. That doesn?t even take into account priceless time and anxiety!
More than two-fifths of these failures are the result of a survey or valuation inspection report highlighting faults with the property. The delay in obtaining searches, etc. is usually the main cause of sales falling through as buyers become disillusioned and look for another property.
- How are HIPs arranged? [ Go Top ]
It is the person responsible for marketing the property, eg. the estate agent, or the seller themselves if the property is being sold privately, to arrange the HIP and this must be available on the first day the property is marketed. There is a £200 a day financial penalty if you market a home without a HIP and the local Trading Standards Officer will be checking to see that one is in place.
If estate agents breach their HIP responsibilities, this will be treated as an "undesirable practice" under the Estate Agents Act and they will be reported to the Office of Fair Trading (OFT). An estate agent who deliberately flouts the HIP regulations will risk being banned by the OFT.
Find out more about Home Information Packs (link this to the Governments website)
- What information do Home Information Packs contain? [ Go Top ]
Compulsory Documents
Home Information Pack Index
The pack index page is effectively a check list for buyers, sellers, estate agents and other authorities.
It simply lists the documents that are included in the pack, and if a document is missing or unavailable, should give a reason why it is not included and detail what action has been taken to obtain the document. If information is added, removed or revised after the pack is completed, the index must be edited to reflect this.
Energy Performance Certificate:
? The new Energy Performance Certificate is a core part of the new pack, and is designed to rate homes on their energy efficiency. This tells buyers how energy efficient the home is on a scale of A-G. The most efficient homes, which should have the lowest running costs, are in band A. The certificate also tells you, on a scale of A-G, what impact the property has on the environment. The higher the rating, the less carbon dioxide emissions it should emit. The average UK property falls into bands D-E for both categories. Recommendations are included about how the energy efficiency can be improved to save money and help the environment.
Sale Statement:
The sale statement provides basic information about the property, such as its address and the type of property - for example whether it is a flat or a house. It will also tell prospective buyers whether the property is being sold as freehold, commonhold or leasehold, as well as who is selling the property and whether or not the property is part of a registered estate.
It should also give information about whether the home is being sold with vacant possession - i.e. that the property will be vacated before completion of the sale.
Standard Searches:
The pack must include the local land charges register for the property being sold. This search can be carried out by a local authority or a private search company, and will result in a certificate being issued. A document relating to the provision of drainage and water services must also be included, and again a private search company can be used as an alternative to the local water company.
Other records, such as planning decisions and road building proposals should also be included as they may be of interest to buyers. These are referred to as "local searches" in the HIP regulations.
Other optional searches, such as a mining search in former mining areas, can also optionally be included.
Evidence of Title:
This section contains documents that prove the seller owns the property and has the legal right to sell it. It includes official copies of the individual register - made up of a property register, proprietorship register and, usually, a charges register. It will also contain an official copy of the title plan.
Some of these documents may be available from the Land Registry if the property is registered.
For sales of unregistered land, the Pack must include copies of a certificate of an official search of the index map and those documents that the seller intends to rely on to provide evidence of title to the property.
Optional Documents
Home Condition Report:
This is a report on the actual physical condition of the property, and must be entirely accurate, as it must legally be reliable for buyers and lenders. Despite being only a voluntary part of HIPs, these are expected to be an important part of the pack, and the Government believes sellers who include this document will reap significant benefits.
They will give sellers an opportunity to carry out repair work prior to marketing the property, while buyers can use it to avoid unexpected repair bills at a later date.
Legal Summary:
An optional summary of the potentially complex legal jargon that may make the packs easier to understand for buyers.
Home Use and Contents Form:
A document giving information on a range of matters about the property, such as boundaries, planning permissions and services shared with neighbours. They may also detail what fixtures, fittings and other contents are included in the sale.
The authorised (optional) documents that can also be included are:
? A Home Condition Report
? Guarantees and warranties
? Fixtures and fittings list detailing what's included or excluded from the sale
? Coal Mining Search (Link to Coal Board.
? Environmental Reports. Link to Homecheck.
? Chancel Repair Search. Link to CLSL
? Flood Risk Link to environmental Agency.
- HIPs [ Go Top ]
HIPs (including Energy Performance Certificates) have been implemented on a phased basis since the start of August 2007. The Government has introduced HIPs to make buying and selling clearer and more straightforward, as well as to encourage homes to be more energy efficient.
From 1 August 2007 packs were required for the sale of four bedroom properties and larger; from 10 September 2007 homes for sale with three or more bedrooms also require a HIP.
Sellers of three bedroom properties and larger should have a ready-prepared HIP available to buyers when marketing their home for sale. The pack will provide buyers with important information early on, giving them a transparent picture of any issues they need to be aware of before making an offer.
Currently most of the important information only emerges after an offer's been made, during conveyancing. Issues that crop up at this stage may result in a buyer pulling out of a sale, which means wasted money on searches and legal fees.
Another added benefit is that estate agents marketing homes with Home Information Packs will now be required by law to be registered with the Ombudsman for Estate Agents (OEA). This means that consumers should get a better standard of service, and if not, they can complain to this independent industry body if they're not satisfied with the service.
As buyers will not have to pay for a copy of a HIP, the scheme should help struggling first time buyers and make it easier and cheaper for them to get their first foot on the property ladder.
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