Are searches really required for a FLAT?

theartfullodger

It's amazing isn't it: People do so much research & try-on & asking other's views and paying-by-credit-card-so-they-are-protected etc etc for relatively minor items (compared to buying a flat..) yet for a flat will go ahead without a basic, simple, check:

Hey, free country & you don't have to be sensible to be allowed to buy property....

Cheers!

katy123

bubblegum1985 wrote: »

brave decision katy! I wouldnt ever buy a place without a basic search.

are you happy with all the clothes you buy and didnt try on before you purchased? or do you take some of them back? same thing with flats (but on a much bigger scale).

True, just out of interest, which is the basic search, local authority search?

fimonkey

You could knock on a neighbours door who has purchased recently and ask to see copies of their searches - although if someone did that to me I would know they were trying to save a buck or two and I would wonder what they would be like in terms of paying maintenance and service fees etc.

bubblegum1985

The main standard searches are:

Local Authority Searches
Enquiries are sent to the local authority such as whether there are any plans for a major road to be built nearby, or whether there are any problems with the property which you would need to rectify. Your solicitor should also get checks done on nearby buildings or empty land - do they have planning permission for more buildings or development?
Enquiries To The Seller's Solicitor (the 'preliminary enquiries')
Your solicitor will send a standard set of enquiries to the seller's solicitor which will include:
Disputes: whether there are any disputes relating to the property, such as disputes with neighbours.
Boundaries: what exactly are the boundaries of the property and who has responsibility for the maintenance of hedges and fences. Arguments over boundaries sometimes even escalate to court cases between neighbours, so it is important to establish this now.
Planning constraints and permissions: whether any additions or alterations that have been made to the property have met local planning requirements and that building regulation consent was received.
Rights of way: checking that there is no right of way or footpath through the property, and on shared rights of access with a neighbour such as a garden or driveway.
Restrictive covenants: whether the deeds specify that certain things are forbidden, for example keeping pets, or specifying that the house cannot be painted a different colour from other houses on the street.
Guarantees or insurance policies: for example whether the property is covered by the NHBC guarantee or the woodrot treatment guarantee
Services: whether the property's utilities (gas, water, electricity) reach it via a neighbour's property or are shared with a neighbour
List of contents included in the sale: you must make sure that you have reached a clear understanding with the seller about what is and what is not to be included and listed it clearly.
If it is a leasehold, they will ask who the managing agent is, who the freeholder is and whether the seller is up to date with ground rent and services charges.
You may want to consider asking your own additional enquiries via your solicitor, these might include questions such as whether the property has been burgled, additional questions about the neighbours or more information about any known building works.
Other Searches
A set of standard questions is also sent to the water authority. There are additional searches which may be carried out if necessary, for example commons searches, coal mining searches and so on.
If you are buying a newly built house there are particular checks which must be carried out by your solicitor.

A idea of prices;
The compulsory mortgage valuation will cost £150 to £200. I know that you arent having a mortgage but still worth considering. It simply tells the you that if you default on the payments it will be able to sell the property and get its money back. It won't spot major faults.
A homebuyer's survey costs from about £250 - but more often around £400 - depending on the price of the property. It should reveal any serious defects. It can save you money because if it uncovers any major faults you can ask the seller to rectify them or reduce the price so you can afford to get them fixed.
A full building survey costs between £400 and £1,000-plus, depending on the type and value of the property in question. It goes into detail about the condition of the property and any remedial action the surveyor thinks will be necessary. The older and more expensive the property, the more important it is to have a full survey.

I wouldnt buy a home without doing a home buyers survey, £250 is nothing compared to what could happen in the future and what your costs could be.

Goldiegirl

What does your solicitor think about doing no searches? Not happy I would imagine.

He/she is acting on your behalf, so ask if they would advise to have searches done.

Incidently, if you did decide to proceed without searches, and in two years time they acted on any current plans to re-route the A13 through your flat, you would have no come back on anyone. If your solicitor recommends searches which you decline, you can't claim mis-selling or anything!

chickaroonee

You can buy insurance rather than the searches but personally I would always have the searches done.

Richard_Webster

There are lots of good reasons for doing standard pre-contract searches but when buying a flat issues about the freeholder and managing agent and the wording of the lease can be more important.

Certain freeholders and managing agents are likely to rip you off with high admin fees for doing very little and searches (other than Google for the name of the company) won't tell you about that!

And things like

expansion of the sex-offenders hostel

won't show on the searches most solicitors do - local saerch only shows planning decions related tothe proeprty being searched gainst - not those in the vicinity.

GDB2222

Richard_Webster wrote: »

And things like won't show on the searches most solicitors do - local saerch only shows planning decions related tothe proeprty being searched gainst - not those in the vicinity.

My local council has a 'planning portal' that allows you to search for planning applications based on address. I think that these days virtually every LA has that. If not, a trip to the planning department is needed. It would be sensible to search for at least the couple of properties either side plus the ones at the bottom of the garden.

That still does not protect you against extensions that are within the 10%(?) of the house size that do not require permission, or the planning application that is made the day after you exchange contracts.

chris_m

Richard_Webster wrote: »

And things like won't show on the searches most solicitors do - local saerch only shows planning decions related tothe proeprty being searched gainst - not those in the vicinity.

Indeed - nor will any search show something which isn't currently in planning. A search could come back with no issues at all then, two days after you complete, someone suggests putting a new bypass in at the bottom of your garden.

GDB2222

chris_m wrote: »

Indeed - nor will any search show something which isn't currently in planning. A search could come back with no issues at all then, two days after you complete, someone suggests putting a new bypass in at the bottom of your garden.

Unless you are totally new to the area, you are almost bound to know about any planned bypasses, etc. Besides that, a bypass may be under discussion but not yet have reached the planning stage. I think local searches are grossly overrated, and they give a false sense of security. They are no substitute for doing your own search, and if you do that thoroughly you can probably ignore the expensive LA one.