Additional Search Terms


We use the following Search Company to obtain your property searches:

Company
Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited)
Address
Imperium, Imperial Way, Reading, RG2 0TD
Contact number
0330 900 7500
Contact email

You are bound by their Terms and Conditions and are deemed to have accepted these Terms upon payment for your property searches. You can read the Search Company's Terms here - Dye & Durham Terms and Conditions.

We do not accept any responsibility for the service provided by the Search Company.

Climate Report Terms and Conditions
These terms and conditions apply to the Climate Report produced by Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) and are supplemental to the standard Conditions of Contract for Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) Reports, a copy of which can be found at: https://www.terrafirmaidc.co.uk/terms_and_conditions.

General
This report is based on the site submitted at point of order (the Site). Our assessment and communication of future climate hazards is based on the soil subsidence and coastal erosion modules from the National Ground Risk Model: Climate™, which considers the future climate scenarios based on the IPCC emission scenarios. The assessment of future regional climate change is informed by the UK Climate Projections data (UKCP18). The assessment of flood hazard is informed by flood hazard data from Fathom.

No inspection of the Site has been undertaken and this report does not constitute a property survey. Additional information on the datasets used is provided below. This report does not include a site investigation, nor does Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) make specific information requests of the regulatory authorities for any relevant information they may hold regarding the environmental conditions or ground stability of the Site. This report is concerned solely with the site searched and should not be used in connection with adjacent properties.

For the avoidance of doubt this report does not consider matters related to underground services, land ownership, planning considerations, unexploded ordinance, contamination, pollution, ecological or environmental issues, asbestos or radioactive waste.

Data
It should be noted that unrecorded or unexpected ground hazards can exist. Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) cannot be held responsible for any damage or ground-related problems because of your site being affected by hazards which are unrecorded or where any relevant information on the hazards is either not available or is of poor quality.

The report is based on available data at the time of preparation. The report has been carried out with reference to licensed data supplied by the British Geological Survey (BGS), Ordnance Survey (OS), HM Land Registry, Environment Agency, UK Climate Projections (UKCP18) and Coordinated Regional Climate Downscaling Experiment (CORDEX). The assessment of flood hazard is informed by flood hazard data from Fathom.

In some cases, data is made up of information supplied to Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) by third parties, of which Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) has no direct knowledge. Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) has endeavoured to verify all database entries, however, given the nature of this third-party information, Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) can have no liability for the accuracy of the information comprising the databases or for any loss of whatever nature directly or indirectly caused which may result from any reliance placed upon it. The data used to compile this report is continually updated. In line with all search data, if there is a delay in using this report a new version may be required to ensure the most current information is available.

Methodology
This report has been completed in accordance with the Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) professionally reviewed methodology, produced to evaluate the process of analysing multiple datasets with professional interpretation to provide an evaluation into the changing hazard exposure to property from climate related hazards over the remaining decades of the 21st century. Using this methodology and the available data, we have endeavoured to provide as accurate a report as possible. This report is a ʻremoteʼ or ʻdesktopʼ investigation and only reviews information provided by the client (the site location) and from the databases of publicly available (either freely or by licence) information.

Future climate scenarios
To model and predict future climate it is necessary to make assumptions about changes to our environment that will influence climate change. Representative Concentration Pathways (RCPs) are a method for capturing those assumptions within a set of scenarios. The conditions of each scenario are used in the process of modelling possible future climate evolution. RCPs specify concentrations of greenhouse gases that will result in total radiative forcing increasing by a target amount by 2100, relative to pre-industrial levels. Total radiative forcing is the difference between the incoming and outgoing radiation at the top of the atmosphere. Radiative forcing targets for 2100 have been set at 2.6, 4.5, 6.0 and 8.5 watts per square metre (W/m²) to span a wide range of plausible future emissions scenarios and these targets are incorporated into the names of the RCPs; RCP2.6, RCP4.5, RCP6.0 and RCP8.5. Each pathway results in a different range of global mean temperatures.


This report considers incorporates two emission scenarios, a Medium and High Emission Scenario. The Medium Emissions Scenario is equivalent to 2.4°C global warming by 2100s. The High Emissions Scenario is equivalent to 4.3°C global warming by 2100s. For soil subsidence, extreme wind days and flooding data the emission scenarios are based on the UKCP18 Representative Concentration Pathways (RCP). RCP4.5 is considered to be the most likely or expected scenario to occur, termed a Medium Emissions Scenario* in this report. RCP8.5 is considered to be the current worst case or most extreme scenario to occur, termed a High Emissions Scenario** in this report.

Soil subsidence
Information on soil subsidence is based on multiple open data sources, combined with the UK Climate Projections (UKCP18) climate data to communicate the changing exposure to the soil subsidence hazard. This section is provided to aid the evaluation of exposure to the subsidence hazard and should not be used as evidence that subsidence claims do or do not exist at the Site. Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) cannot accept responsibility for the presence of any claims or their accuracy.

Coastal erosion
This module considers information from the shoreline management policy for the local area and assesses the instability and erosion risk to the site up to the end of the century from the EA National Coastal Erosion Risk Mapping (NCERM) data. This is aligned with a number of climate scenarios to communicate the changing exposure to the coastal erosion hazard. Whilst every effort has been made to incorporate the various controls into the model, it is possible that the rate of erosion could be affected by factors outside of the scope of this assessment.

Flooding
The sections on flooding consider UK flood data from flood risk intelligence company, Fathom. The evaluation considers the climate change scenarios between the present day and the end of this century, and the potential changes to flooding from the rivers, the sea and pluvial flooding. Flooding from groundwater is not included. The evaluation considers a variety of return periods, ranging from a 1 in 5-year flood event (i.e., high frequency, low magnitude) to 1 in 1000-year flood event (i.e., low frequency, high magnitude). The hazard exposure categorisation is therefore based on a balance between frequency and magnitude.

Our flooding exposure scoring for each time period, category and emission scenario are determined based on 30m resolution flooding data sets provided by Fathom. These datasets indicate under which frequency, if any, a property can expect to experience flooding. Frequencies are given as return periods, which can be interpreted as follows: if a given year with the conditions in that year were to be experienced 100 times, and if only in 1 of those times would flooding be experienced, we can say it would be flooded in a 1 in 100 return period (as well as in any less frequent return period, such as 1 in 200 or 1 in 1000). For a flood period of 1 in 100, it refers to the estimated time interval between events of a similar size or intensity.

The above can also be expressed as the probability of occurring being 1/100, or 1% in any one year. It is important to remember this does not mean that if a flood with such a return period occurs, then the next will occur in about one hundred years' time. It means that, in any given year, there is a 1% chance that it will happen, regardless of when the last similar event was. A 1 in 100 year flood is 10 times less likely to occur than a flood with a return period of 10 years (or a probability of 10%).

To this extent, we have assigned the following exposure categories for flooding risk:
  • High, 1 in 20 (or greater) return period
  • Medium, 1 in 100 (or greater) return period
  • Low, 1 in 1000 (or greater) return period
  • Very Low, not flooded in the above return periods

The evaluation of the flooding hazards does not consider the history of flooding for a property. Even though a property has been affected by flooding in the past, circumstances can change, for example the construction of new flood defences can alter flood conditions. This report does not provide any information or advice on flood resilience measures, but more information can be found here:

UK and local climate
General information on future UK specific climate projections is based on Met Office data. Local climate projections are based on Climate Projections data (UKCP18) . This section provides summary of the modelled changes (if any) to local temperature, rainfall, windspeed and number of storm days for the summer and winter seasons of the present decade, 2030s, 2050s and 2070s.

Local Authority data
This section provides basic information on the actions taken (or not) by the Local Authority and a summary of greenhouse gas emissions. This is intended to be for information only, therefore this report does not provide an evaluation or professional opinion based on this data.

More information on Local Authority Data:

Copyright Statements
Any external or third-party data used within this report is referenced or licensed under agreement from the provider. Attribution or licencing statements are stated below. To view more about our data providers and partners, please visit our website.

Contains HM Land Registry data © Crown Copyright 2023.
Contains OS data © Crown Copyright 2023.
Contains Met Office data © Crown Copyright 2023.
Contains Environment Agency information © Environment Agency
Contains public sector information licensed under the Open Government Licence v3.0.
Contains Office Hadley Centre (2019): UKCP18 Convection-Permitting Model Projections for the UK at 2.2km resolution. NERC EDS Centre for Environmental Data Analysis.

Important consumer information
This search has been produced by Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited). Imperium, Imperial Way, Reading, RG2 0TD. Email: insight-info@dyedurham.com. Telephone: 0330 900 7500

Registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered search firms maintain compliance with the Code.

The Search Code
The Search Code provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom. It sets out minimum standards which firms compiling and selling search reports have to meet. It promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals. It also enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services.

By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you.

The Code's core principles
Firms which subscribe to the Search Code will:
  • Display the Search Code logo prominently on their search reports.
  • Act with integrity and carry out work with due skill, care and diligence.
  • At all times maintain adequate and appropriate insurance to protect consumer.
  • Conduct business in an honest, fair and professional manner.
  • Handle complaints speedily and fairly.
  • Ensure that products and services comply with industry registration rules and standards and relevant laws.
  • Monitor their compliance with the Code.

Complaints
If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm's final response, after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award up to £5,000 to you if the Ombudsman finds that you have suffered actual financial loss and/or aggravation, distress or inconvenience as a result of your search provider failing to keep to the Code. Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB.

TPOs contact details
The Property Ombudsman Scheme. Milford House, 43-55 Milford Street, Salisbury, Wiltshire SP1 2BP. Tel: 01722 333306 Fax: 01722 332296. Email: admin@tpos.co.uk | Website: www.tpos.co.uk. You can get more information about the PCCB from pccb.org.uk or from our website at www.terrafirmaidc.co.uk.

Complaints Procedure
Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited) is registered with the Property Codes Compliance Board as a subscriber to the Search Code. A key commitment under the Code is that firms will handle any complaints both speedily and fairly. If you want to make a complaint directly to Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited), we will:
  • Acknowledge it within 5 working days of receipt.
  • Normally deal with it fully and provide a final response, in writing, within 20 working days of receipt.
  • Keep you informed by letter, telephone or e-mail, as you prefer, if we need more time.
  • Provide a final response, in writing, at the latest within 40 working days of receipt.
  • Liaise, at your request, with anyone acting formally on your behalf.

If you are not satisfied with our final response, or if we exceed the response timescales, you may refer the complaint to: The Property Ombudsman scheme. Tel: 01722 333306 E-mail: admin@tpos.co.uk | Website: www.tpos.co.uk.

We will co-operate fully with the Ombudsman during an investigation and comply with his final decision. Complaints should be sent to: Director & Senior Executive, Dye & Durham (UK) Limited (formerly Terrafirma IDC Limited). Imperium, Imperial Way, Reading, RG2 0TD.

Telephone: 0330 900 7500. Email: insight-info@dyedurham.com.

We use the following Search Company to obtain your planning, flood risk, energy & infrastructure, coal & mining, environmental, and chancel property searches, as well as your subsidence report.

Company
Future Climate Info Limited (the 'Search Company'), a company registered in England and Wales under a registration number 08318444
Registered Address
Courtyard House, The Square, Lightwater, Surrey, GU18 5SS
Trading Address
Office 119, 26 Kings Hill Avenue, Kings Hill, West Malling ME19 4AE
Contact number
+44 (0) 1732 755 180
Contact email

You are bound by their Terms and Conditions and are deemed to have accepted these Terms upon payment for your property searches. You can read the Search Company's Terms here - FCI Terms and Conditions.

We do not accept any responsibility for the service provided by the Search Company.

How does it work?

    1
    You are informed of the cost of the searches and the terms and conditions
    2
    You pay for the searches to SAM Conveyancing
    3
    We order the property searches from the Search Company
    4
    We email you the search results upon receipt from the Search Company. We do not provide hard copies by post.

Report Notes

This report is a desk study risk assessment, and no site or ground inspection or physical investigation has been carried out.

The impacts of the risks addressed in this report are normally measured in terms of quiet enjoyment, saleability, mortgageability, and the value of the property; the risk assessment in this report is provided by FCI who are regulated by RICS.

The cover page of the report should always be read in conjunction with the full report. The Professional Opinion indicates the potential risks and any other potential issues associated with the property. The results should be disclosed to client and/or lender and/or insurer as appropriate.

A ‘Pass’ is given if no potential property specific risk has been identified.

A ‘Pass with Considerations’ is given where there are potential hazards in the locality to bear in mind, or if there are features nearby which some clients might consider could affect them.

A ‘Further Action’ is given if there is a potential property specific risk and a further action is advised.

In the event of a request to review the Professional Opinion based on additional information, or if there are any technical queries, then please contact us and we will raise this with the Search Company by email fci-admin@dyedurham.com or phone 01732 755 180.

Guidance Notes

ChancelCheck is an online, low-cost screening report designed to inform the Homebuyer of any potential chancel repair liability. It is in accordance with the Conveyancing and CML Handbooks

If the area of land selected falls within a parish that does not have the ability to claim for chancel repair liability, the search will be returned as a Certificate.

If the area of land selected falls within a parish that has the ability to claim for chancel repair liability, a potential liability will be returned and the search will come back as a Report. Where an issue has been identified, legal indemnity insurance could be sought to cover the potential risk.

ChancelCheck does not publish the relevant parish name to deter contacting the Church. Doing so will put the Church on notice of a potential liability and may lead to negating insurance cover.

CON29M

This official CON29M report is a property specific interpretation of coal mining activity considering past, current and future, underground and surface coal mining in terms of the recorded presence and likely impact of any such workings. For the avoidance of doubt, the CON29M element of this report does not consider non-coal mining risks except where such noncoal mineral features are recorded within the data supplied to FCI by the Coal Authority for the purposes of compiling the CON29M under Law Society guidance.

It should be noted that coal mining features may exist which are unrecorded at the time of this report being published. FCI cannot be held liable for any detrimental effect to the property due to the subsequent discovery of such features or where such previously unrecorded features cause subsidence or damage to the property. However, this report includes Coal Search Insurance with an indemnity limit of £100,000, the certificate and terms for which is appended.

This report is also backed by Future Climate Info Limited’s £10 million Professional Indemnity Insurance. The coal mining search enquiries within this report comprise an official CON29M (2018) report produced by Future Climate Info Limited under Licence from the Law Society. This report is prepared in accordance with the Law Society’s Guidance Notes 2018, User Guide 2018, and Terms and Conditions 2018 and Future Climate Info Limited’s own Terms and Conditions.

In the event of damage resulting from subsidence or settlement associated with coal mining, property owners can normally make a claim against the mine owner or responsible person (usually The Coal Authority) under the provisions of the Coal Mining Subsidence Act 1991 (the 1991 Act). In such an event the mine owner or responsible person will take remedial action and arrange for repairs to the property to be carried out to the reasonable satisfaction of the owner.

The Coal Authority operate a 24-hour, 7 day a week call out service on 01623 646 333 for reporting surface hazards caused by coal mining. A guide setting out the property owners’ rights and the obligations of the Coal Authority (or other responsible persons under the 1991 Act) can be obtained by telephoning 0345 762 6848 or reading the guide to your rights.

It should be noted that the 1991 Act does not cover subsidence damage caused by the extraction of coal where the working and getting of the coal was ancillary to the working of other minerals; or where the coal was worked or gotten by virtue of the grant of a gale in the Forest of Dean or any other part of the Hundred of St. Briavels, which is in the county of Gloucestershire.

Although records relating to other minerals are in the Coal Authority data and may be presented in this report, the protection of the 1991 Act may not apply in respect of workings in other minerals unless deemed ancillary to the working of coal or registered with the Coal Commission under the Coal Act 1938.

The Energy & Infrastructure Report is not bound by any search specific terms. The general additional search terms apply.

Contaminated Land

The contaminated land risk assessment used in this report takes account of statutory Contaminated Land as well as information on the various land uses or processes which may have the potential to create Contaminated Land. These include, for example, relevant former industrial land uses shown on historical maps, current industrial land uses, and relevant industrial processes.

Risks such as waste sites, licensed discharge consents, radioactive substances, pollution prevention and control licences, explosives, and dangerous substance inventory, Control of Major Accidents and Hazards (COMAH), and Notification of Installations Handling Hazardous Substances (NIHHS) or Planning Hazardous Substance sites are all very highly regulated and as such are excluded from the Contaminated Land risk assessment. Such features at or nearby the property are features that may be considered in the survey or valuation.

Flood Insurance

The answers given on the availability of flood insurance reflect the flood re - insurance scheme, known as Flood Re, which was launched 1st April 2016. Flood Re has been set up to help those households who live in a flood risk area find affordable home insurance. Flood Re should make no difference to purchasing home insurance, whether that’s through a price comparison site, directly from an insurer or through a broker. There is no need to contact Flood Re directly. Flood Re is intended to give peace of mind that, even after a flood claim, flood insurance should still be available with affordable premiums and excesses.

Not every residential property is eligible to benefit from Flood Re, for full information about the scheme, including eligibility, see www.floodre.co.uk.

An overall ‘JBA Floodability Rating’ is given in this report based solely on JBA Floodability data. This shows the combined flood hazard, in 5 metre grid cells, from multiple sources i.e. river, sea and surface water flooding. Over 85% of insurers use JBA data when assessing flood risk. The JBA Floodability Rating is represented by colour indicators (black, red, amber, green or clear).

For locations rating Black 1 (High) and Black 2 (Very High) there is more likely to be a correlation between JBA Floodability and a residential property being included within Flood Re by a participating insurer. These indicators however provide no assurance or guarantee that insurance / insurance covering flood risk will or will not be available, no reliance should be placed upon the colour indicators, and appropriate additional enquiries should be made as to the actual availability (or not) of insurance / insurance covering flood risk. Every insurance application is unique, so other perils, risks or a previous claims history may mean that insurance is not available in any event.

Flood Risk and Impact on Value

The flood risk assessment in this report is based on the best available historic, river, sea, and surface water flooding data. This includes data supplied by the Environment Agency and JBA. A flood risk assessment using these data sources, however, should not be regarded as definitive. Because the flood risk assessment is based on theoretical risk models, there is always the possibility that exceptional weather conditions and/or failure of flood defences can cause flooding that was not anticipated. No site visit has taken place.

The Professional Opinion on flood risk given in this report is based on a flood risk assessment of River, Sea and Surface Water flooding, using Environment Agency and JBA data. If there is a history of flooding it is reported but it is not included in the flood risk assessment because circumstances can change, for example the provision of flood defences, causing the flood conditions to be different today. Susceptibility to groundwater flooding is reported but is also not included in the flood risk assessment; this is because the data identifies geological conditions which could enable groundwater flooding to occur but does not model the risk of such an occurrence.

RICS advises that flood risk does reduce the value of a property, compared with a similar property without such a risk. This depends on the particular circumstances of the property, any history of flooding, and the provision of flood defences. For some ‘at risk’ property, for example, the reduction in value may be offset by an increase due to the property’s amenity value close to a river, stream or coast.

Flood Planning, Flood Warning and Reporting, and Flood Resistance and Resilience Measures

Detailed advice on flooding and resistance and resilience measures, flood risk planning and costs, and flood warning and reporting systems, is available from the following websites:


Planning Data Limitations

Standards of collection, the method of recording, and the availability of planning application data vary widely between local planning authorities. In addition, the available planning applications data available from suppliers is normally geographically located using a single point, not the actual application site boundary. As such no complete data set of applications data with accurate boundary locations collected from these sources is currently available.

FCI have tested several datasets and believe the data supplied by LandTech used within this report to be one of the best readily available datasets for this type of search. Although these data give a good representation of the planning application history on and around the subject property the user should be aware that the results may not always be complete or accurate, and applications may not always be identified or correctly reported in terms of proximity to the subject property.

FCI has made every effort to reduce the likelihood of applications relevant to the subject property going unreported. To this end, FCI has incorporated a dynamic search buffer when reporting planning applications identified and categorised as ‘Developments’, as these are likely to be of the greatest scale and significance to the report consumer. The reporting radius is extended from 250m to 750m depending on whether the subject site is in an area categorised as being City, Town or Rural, respectively.

This method has been adopted to provide the most suitable balance between increasing the likelihood of capturing relevant applications relating to large developments which have the potential to impact the subject property, and not reporting unmanageable volumes of data. In addition, planning applications which are identified as having been refused may have been subsequently granted upon appeal and may not appear in this report. As such, if planning applications (refused or otherwise) identified in proximity to the subject property are a particular concern, it is recommended to visit the appropriate local authority planning office or website and consult with a local planning expert or property solicitor before proceeding with a transaction.

Similarly if a planning application in proximity to the subject property was anticipated from local knowledge or other sources but does not appear in this report, then the above steps should be followed. FCI have excluded certain aspects of the available data from this report which may otherwise create numerous duplications of reference to the same application or are considered erroneous to the purpose of the report.

This includes data relating to applications for the discharge of planning conditions, reserved matters applications, planning application amendments and applications relating to advertisements. FCI shall not be liable for any losses or damages incurred by the client or beneficiary that arise as a result of any error, omission or inaccuracy which is based on any Third-Party Content or any reasonable interpretation of Third-Party Content.

Limitations

This report is a desk study risk assessment created to satisfy due-diligence in relation to plausible flood risk at the subject Property, based on a review of information sourced from a range of public and private sector organisations, and where applicable supplemented by information provided by the Client. The context of this report is to provide a more informed position with regards to the flood risks which have been identified, and any consequential impacts this may have on acquisition and occupation of the subject Property. No site inspection/investigation has been undertaken.

This report does not account for the suitability of sitespecific drainage networks and cannot account for the impact of water bodies or drainage infrastructure becoming blocked or failing. Additionally, this report cannot account for instances of previous Property-specific flooding where no such instances of flooding are recorded within the data sources reviewed, particularly where flooding has either been of a small and highly localised scale, or where it has been caused by an ‘escape of water’ (i.e. burst pipes) or sewer flooding, either within the Property or within the locality.

Please note that this flood risk assessment is based upon a review of flood data sources created and supplied by private and public sector organisations. Whilst these models are highly detailed, they are predictions based upon specific input parameters and should not be regarded as definitive. Because the flood risk assessment is based on theoretical risk models, there is always the possibility that exceptional weather conditions and/or events outside of the considered parameters of the model (such as failure of flood defences) which can cause flooding that was not anticipated. FCI cannot accept any responsibility for the accuracy of these models.

In addition, flood assessments are subject to change over time and so a variation in risk outcomes is possible. This is due to additional or changed information being available over time, refinement of flood models, or specific changes in the planned or built environment, all of which can impact the predicted outcomes of any flood model and/or consultant’s Professional Opinion. Please note, flood prediction models are periodically reviewed to ensure they account for the most up-to-date climatic data and flood history, and are refined to improve modelling techniques. As such, in a minority of instances variations in assessment outcomes can occur where a period of time has elapsed.

The risk assessment in this report is provided by FCI, working in collaboration with Ashfield Solutions Group Limited. FCI are regulated by RICS.

Impact on Value and Insurability

The RICS advises that flood risk does reduce the value of a property, compared with a similar property without such a risk. This depends on the particular circumstances of the property, any history of flooding, and the existence of flood defences. Valuation has a level of subjectivity however, and for some ‘at risk’ properties, the reduction in value may be offset by an increase due to the property’s amenity value being close to a river, stream or coast for example.

The answers given on the availability of flood insurance reflects our understanding of the way in which insurers account for flood risk when assessing the eligibility of a property. The outcome should be considered as an indicator, and not an assurance or guarantee that insurance covering flood risk will or will not be available. Appropriate additional enquiries should be made as to the actual availability (or not) of insurance covering flood risk at a suitable time in the Property acquisition timetable. We advise such a suitable time to be prior to exchange of contracts, or prior to incurring any significant acquisition cost (with ‘significant cost’ to be defined by the purchaser).

Every insurance application is unique, so other perils, risks or a previous claims history may mean that insurance is not available in any event. A thorough search of the insurance market is advised, particularly where flood risk is identified, rather than relying on a single provider for affordable and suitable terms. Where residential properties fall into a flood-risk area, the flood re-insurance scheme (known as Flood Re which launched 1st April 2016) may be of benefit.

Flood Re has been set up to help those households who live in a flood risk area find affordable home insurance. Flood Re should make no difference to purchasing home insurance, whether that’s through a price comparison site, directly from an insurer or through a broker. There is no need to contact Flood Re directly. Flood Re is intended to give peace of mind that, even after a flood claim, flood insurance should still be available with affordable premiums and excesses. However, not every residential property is eligible to benefit from Flood Re. For further information about the scheme, including eligibility, see floodre.co.uk.

Flood Planning/Warning and Flood Resistance/Resilience

Detailed advice on flooding and resistance and resilience measures, flood risk planning and costs, and flood warning and reporting systems is available from the following websites:


Supplementary Guidance

The Supplementary Guidance given in this report is based on a desk study risk assessment, and no site walkover or physical investigation has been carried out. This section is intended as general advice and guidance only. Section 5.1 ‘Redevelopment Risk’ provides general guidance on the potential for and likely extent of additional assessment works which may be required as detailed within the National Planning Policy Framework should the Property undergo a change of use or redevelopment. The below results will be displayed in the following scenarios:

  • None Identified whether or not redevelopment is proposed, where FCI has evidence to suggest that negligible flood risk will be present within the Property boundary or within close proximity.
  • Considerations whether or not redevelopment is proposed, where FCI is aware of plausible flood risk that exists within or near to the Property boundary, where a need for some level of supplementary investigation/assessment may be required as part of the process to obtain planning permission.
  • Major Considerations where redevelopment is proposed, and FCI is aware of highly plausible flood risk in existence within or in close proximity to the Property boundary, where it is highly likely that further investigation/assessment would be required as part of the process to obtain planning permission.

Section 5.2 ‘Operational risk’ flags specific risks which have been identified from a review of the data which in the opinion of the report author have the potential to lead to the detrimental performance of the Property in its present capacity. These risks would be associated with the potential depreciation in overall site value where the appropriate site risk management procedures are not undertaken. The guidance is based only on observations of the data and does not guarantee to identify all plausible risks or non-compliance issues associated with the Property life cycle. The below results will be displayed in the following scenarios:

  • None Identified where, from a review of the data, no operational activities or management practices have been identified which present a plausible risk of causing adverse flood or environmental risk during the Property lifecycle/tenure of ownership.
  • Considerations where, from a review of the data, operational activities or management practices have been identified which through their implementation would ensure the minimisation of future flood risk where possible, as well as the reduction in potential losses in overall Property value in future.

Flood Insurance

The answers given on the availability of flood insurance reflect the flood re - insurance scheme, known as Flood Re, which was launched 1st April 2016. Flood Re has been set up to help those households who live in a flood risk area find affordable home insurance. Flood Re should make no difference to purchasing home insurance, whether that’s through a price comparison site, directly from an insurer or through a broker. There is no need to contact Flood Re directly. Flood Re is intended to give peace of mind that, even after a flood claim, flood insurance should still be available with affordable premiums and excesses.

Not every residential property is eligible to benefit from Flood Re, for full information about the scheme, including eligibility, see www.floodre.co.uk.

An overall ‘JBA Floodability Rating’ is given in this report based solely on JBA Floodability data. This shows the combined flood hazard, in 5 metre grid cells, from multiple sources i.e. river, sea and surface water flooding. Over 85% of insurers use JBA data when assessing flood risk. The JBA Floodability Rating is represented by colour indicators (black, red, amber, green or clear).

For locations rating Black 1 (High) and Black 2 (Very High) there is more likely to be a correlation between JBA Floodability and a residential property being included within Flood Re by a participating insurer. These indicators however provide no assurance or guarantee that insurance / insurance covering flood risk will or will not be available, no reliance should be placed upon the colour indicators, and appropriate additional enquiries should be made as to the actual availability (or not) of insurance / insurance covering flood risk. Every insurance application is unique, so other perils, risks or a previous claims history may mean that insurance is not available in any event.

Flood Risk and Impact on Value

The flood risk assessment in this report is based on the best available historic, river, sea, and surface water flooding data. This includes data supplied by the Environment Agency and JBA. A flood risk assessment using these data sources, however, should not be regarded as definitive. Because the flood risk assessment is based on theoretical risk models, there is always the possibility that exceptional weather conditions and/or failure of flood defences can cause flooding that was not anticipated. No site visit has taken place.

The Professional Opinion on flood risk given in this report is based on a flood risk assessment of River, Sea and Surface Water flooding, using Environment Agency and JBA data. If there is a history of flooding it is reported but it is not included in the flood risk assessment because circumstances can change, for example the provision of flood defences, causing the flood conditions to be different today. Susceptibility to groundwater flooding is reported but is also not included in the flood risk assessment; this is because the data identifies geological conditions which could enable groundwater flooding to occur but does not model the risk of such an occurrence.

RICS advises that flood risk does reduce the value of a property, compared with a similar property without such a risk. This depends on the particular circumstances of the property, any history of flooding, and the provision of flood defences. For some ‘at risk’ property, for example, the reduction in value may be offset by an increase due to the property’s amenity value close to a river, stream or coast.

Flood Planning, Flood Warning and Reporting, and Flood Resistance and Resilience Measures

Detailed advice on flooding and resistance and resilience measures, flood risk planning and costs, and flood warning and reporting systems, is available from the following websites:


Planning Data Limitations

Standards of collection, the method of recording, and the availability of planning application data vary widely between local planning authorities. In addition, the available planning applications data available from suppliers is normally geographically located using a single point, not the actual application site boundary. As such no complete data set of applications data with accurate boundary locations collected from these sources is currently available.

FCI have tested several datasets and believe the data supplied by LandTech used within this report to be one of the best readily available datasets for this type of search. Although these data give a good representation of the planning application history on and around the subject property the user should be aware that the results may not always be complete or accurate, and applications may not always be identified or correctly reported in terms of proximity to the subject property.

FCI has made every effort to reduce the likelihood of applications relevant to the subject property going unreported. To this end, FCI has incorporated a dynamic search buffer when reporting planning applications identified and categorised as ‘Developments’, as these are likely to be of the greatest scale and significance to the report consumer. The reporting radius is extended from 250m to 750m depending on whether the subject site is in an area categorised as being City, Town or Rural, respectively.

This method has been adopted to provide the most suitable balance between increasing the likelihood of capturing relevant applications relating to large developments which have the potential to impact the subject property, and not reporting unmanageable volumes of data. In addition, planning applications which are identified as having been refused may have been subsequently granted upon appeal and may not appear in this report. As such, if planning applications (refused or otherwise) identified in proximity to the subject property are a particular concern, it is recommended to visit the appropriate local authority planning office or website and consult with a local planning expert or property solicitor before proceeding with a transaction.

Similarly if a planning application in proximity to the subject property was anticipated from local knowledge or other sources but does not appear in this report, then the above steps should be followed. FCI have excluded certain aspects of the available data from this report which may otherwise create numerous duplications of reference to the same application or are considered erroneous to the purpose of the report.

This includes data relating to applications for the discharge of planning conditions, reserved matters applications, planning application amendments and applications relating to advertisements. FCI shall not be liable for any losses or damages incurred by the client or beneficiary that arise as a result of any error, omission or inaccuracy which is based on any Third-Party Content or any reasonable interpretation of Third-Party Content.

The Subsidence Report is not bound by any search specific terms. The general additional search terms apply.


Consumer Protection Information

Future Climate Info Ltd is registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered search firms maintain compliance with the Code.

The Search Code:
  • Provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom.
  • Sets out minimum standards which firms compiling and selling search reports have to meet.
  • Promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals.
  • Enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services.

By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you.


Complaints Procedure

We hope you do not need to make a formal complaint regarding your searches however if you wish to do so you need to email your complaint to fci-admin@dyedurham.com and copy in your case handler at SAM Conveyancing. We will ensure the matter is escalated to ensure you receive a speedy response.

The Search Company will acknowledge your complaint within 5 working days of receipt and normally provide a final response, in writing, within 20 working days of receipt.

Future Climate Info Ltd is registered with the Property Codes Compliance Board as a subscriber to the Search Code. A key commitment under the Code is that firms will handle any complaints both speedily and fairly.

If you are not satisfied with our final response, or if we exceed the response timescales, you may refer the complaint to The Property Ombudsman (TPO) scheme (Tel: 01722 333306, Web site: www.tpos.co.uk, E-mail: admin@tpos.co.uk). FCI will co-operate fully with the Ombudsman during an investigation and comply with the final decision.

You can read the Search Company's formal complaints procedure here - Complaints Procedure

Updated: Monday 5th December 2022
We use the following Search Company to obtain your radon search report.

Company
Groundsure LTD (the 'Search Company'), a company registered in England and Wales under a registration number 03421028
Registered Address
Sovereign House, Church Street, Brighton, BN1 1UJ
Trading Address
Nile House, Nile St, Brighton BN1 1HW
Contact number
08444 159 000
Contact email

You are bound by their Terms and Conditions and are deemed to have accepted these Terms upon payment for your property searches. You can read the Search Company's Terms here - Groundsure Terms and Conditions.

We do not accept any responsibility for the service provided by the Search Company.

Data Providers

Groundsure works with respected data providers to bring you the most relevant and accurate information in your Radon Check report. To find out who they are and their areas of expertise you can check the Data Providers Directory.

Consumer Protection Information

This search has been produced by Groundsure Ltd, Sovereign House, Church Street, Brighton, BN1 1UJ. Tel: 08444 159 000. Email: info@groundsure.com. Groundsure adheres to the Conveyancing Information Executive Standards.

All of the advice and reports that Groundsure produces are covered by a comprehensive Remediation Contribution policy to ensure customers are protected. For more details, you can read their Remediation Policy.

The Standards:


  • Conveyancing Information Executive Members shall act in a professional and honest manner at all times in line with the Conveyancing Information Executive Standards and carry out the delivery of the Search with integrity and due care and skill.
  • Compliance with the Conveyancing Information Executive Standards will be a condition within the Conveyancing Information Executive Member's Terms and Conditions.
  • Conveyancing Information Executive Members will promote the benefits of and deliver the Search to the agreed standards and in the best interests of the customer and associated parties.

Complaints Advice

If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure.

If you remain dissatisfied with the firm's final response, after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award up to £5,000 to you if the Ombudsman finds that you have suffered actual financial loss and/or aggravation, distress or inconvenience as a result of your search provider failing to keep to the Standards.

Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs.

Complaints Procedure

We hope you do not need to make a formal complaint regarding your searches however if you wish to do so you need to email your complaint to info@groundsure.com and copy in your case handler at SAM Conveyancing. We will ensure the matter is escalated to ensure you receive a speedy response.

The Search Company will acknowledge your complaint within 5 working days of receipt and normally provide a final response, in writing, within 20 working days of receipt.

If you are not satisfied with our final response, or if we exceed the response timescales, you may refer the complaint to The Property Ombudsman (TPO) scheme (Tel: 01722 333306, Web site: www.tpos.co.uk, E-mail: admin@tpos.co.uk). Groundsure will co-operate fully with the Ombudsman during an investigation and comply with the final decision.

Updated: Monday 5th December 2022
We use the following Search Company to obtain your local authority and water & drainage property searches:

Company
PSG Connect Limited (the 'Search Company'), a company registered in England and Wales under a registration number 3674092
Registered Address
1 London Street, Reading, RG1 4PN
Trading Address
Ground Floor, 1 Capitol Court, Dodworth, Barnsley, South Yorkshire, S75 3TZ
Contact number
01226 978253
Contact email

You are bound by their Terms and Conditions and are deemed to have accepted these Terms upon payment for your property searches. You can read the Search Company's Terms here - PSG Terms and Conditions.

We do not accept any responsibility for the service provided by the Search Company.

Report Notes

This search has been produced under the Search Code which is regulated by the PCCB. PSG are committed to delivering an agreed standard of consumer service and have agreed to abide with The Property Ombudsman scheme (TPOs) This report is based on publicly available information and not all data is available. In these cases, you will be referred to the vendor's Property Information Form or cover via indemnity insurance.

In response to the enquiry for drainage and water information, this search has been prepared following examination of the following data sets: The Public Sewer Map, The Public Map of Water Works (Where available).

Contract

The contract between You and Us ("PSG") shall come into existence when We accept your completed Order by either sending You written confirmation or providing You with the relevant Services (“Contract”). Please read and check the Order before it is submitted so that any errors can be identified and corrected.

We may refuse to accept an Order for reasons including but not limited to where:

  • the Services are not available
  • We cannot obtain authorisation for payment or there are credit issues with your account with Us
  • there has been a pricing or service description error, or
  • We determine supply to You will be in breach any regulatory provisions relating to the Services ordered

You accept responsibility for ensuring that Order details relating to the Service entered Into the Ordering Platform are sufficient and correct for Us to deliver the Service.

These Terms may be varied from time to time. The Terms in force at the time of the Contract, in conjunction with any relevant Third-Party Supplier Terms, the Order and the Privacy Notice (Provisions), shall govern the Contract to the exclusion of all other terms and conditions. You agree to be bound by the Provisions when You place any Order. You should print a copy of the Provisions for future reference.

If You are not a Consumer You acknowledge that You have not relied upon any representations save insofar as the same have been expressly incorporated in the Provisions and You agree that you shall have no remedy in respect of any misrepresentation (other than fraudulent misrepresentation) which has not become a term of the Provisions.

If You are a Consumer then, while We accept responsibility for statements and representations made by Our authorised agents, please ensure You ask for any variations from the Provisions to be confirmed in writing.

Services

We shall use reasonable care and skill in providing the Services and shall use only those Third-Party Suppliers who have agreed to relevant data processing terms and who, where applicable, comply with the Code or who adopt standards of practice and consumer protection which are comparable with the Code.

We reserve the right to make any changes to the Services described in our Material to conform with any applicable statutory requirements or any non-material changes which We reasonably deem appropriate in Our sole discretion.

Regulated Local Authority Searches may be transferred to another firm or customer (transferee) (i.e. due to change of firm or auction sale) with the benefit of the SRIP and these terms and conditions however, we do not accept any liability to the transferee where the Regulated Local Authority Search is dated more than 6 months prior to the purchase of the Property or if there has been a sale / purchase of the Property since the Regulated Search was prepared.

You and Your Customer shall be permitted to make and store electronic or hard copies of Third-Party Products or Regulated Searches solely for internal audit/review purposes.

In placing the Order and formation of the Contract, You agree that We may take steps to performing the Services immediately.

We shall use reasonable endeavours to provide the Services within a reasonable period of time but are not liable to You for any delay in providing the Services.

Price and Payment

The price payable for the Services shall be in pounds sterling inclusive of VAT as set out in the Order. We reserve the right to express the price exclusive of VAT, but we shall show the VAT separately and include it in the total price.

INSURANCE PRODUCTS: Where insurance premium tax (IPT) is applicable this is included at the current rates. We reserve the right to express the price for Insurance Products exclusive of IPT, but we shall show IPT separately and include it in the total price.

Payment is due in full from You within 30 days from date of invoice unless varied on the invoice.

We reserve the right to amend prices from time to time however, Services will be charged at the price applicable at the date on which an Order is submitted.

If You fail to pay an invoice by the due date, We may charge You interest on the late payment at the prevailing statutory rate pursuant to the Late Payment of Commercial Debts (Interest) Act 1998 until the outstanding sum (including interest) is paid in full, or, where You are a Consumer, interest may be charged at 4% above the base rate of Bank of England until the outstanding sum (including interest) is paid in full.

Any discount, rebate or commission must be agreed in writing. You are responsible for advising your Customer of this arrangement.

You are responsible for managing all aspects of compliance as required by the Solicitor’s Regulatory Authority or Council of Licensed Conveyancers or Chartered Institute of Legal Executives including but not limited to the Insurance Distribution Directive requirements in respect of the purchase of any Insurance Product from Us. If You manage a panel, you should follow the National Trading Standards Estate Agency Team’s guidance on transparency of referral fees and any subsequent regulations that come into force to ensure compliance with the Consumer Protection from Unfair Trading Regulations 2008.

Cancellation of Services/Refunds

If you are a Consumer Your right to cancel the Contract starts on the date the Contract is formed. You have fourteen working days to cancel the Contract. If you cancel the Contract within this period, and the exceptions set out previously do not apply, then You will receive a full refund of any price paid by You. The refund will be processed as soon as possible, and in any case within 30 days of the day on which you gave us notice of cancellation. You will not be liable for any further payment to us in respect of the Contract.

This cancellation right may not apply to You as We are not obliged to cancel an Order where:

  • Products are commissioned to Your specifications or by reason of their nature cannot be returned (i.e. the products are based on a specific Property); or
  • where We have started work on the Services with Your agreement

To cancel the Contract You must email Us on support@poweredbypie.co.uk without delay, copying in your case handler at SAM Conveyancing. We will advise You what we may be able to do to cancel the Order, but You should be aware that as the Services are procured without delay, cancellation may not be possible where fulfilment of the Services has already started.

Following cancellation of the Contract You will remain liable for any costs, expenses and disbursements incurred by Us prior to receiving written notice of cancellation (unless cancellation has been requested within the fourteen days' timeframe). Such costs, expenses and disbursements shall be invoiced and payable.

Any refund We may make is at Our discretion.

Cancellation by You of part of a Search Pack will not entitle You to a refund in respect of the cancelled services. We may, at Our discretion, withhold any discount, rebate or commission We have agreed to pay You In respect of supply of Search Packs if sums due under any contract are outstanding or You have cancelled part of a Search Pack.

INSURANCE PRODUCTS: The cancellation provisions above vary for Insurance Products You order. Any Insurance Product may be cancelled within 14 days of the Contract start date. You should call Us on 01226 978264 or email Us at insuranceservices@propertysearchgroup.co.uk to discuss such cancellation.

Events Beyond Our Control

We reserve the right without notice or liability to You, to defer the date of performance (by a period equivalent to the period during which the Services could not be performed) or to cancel the provision of the Services or reduce the volume of the Services ordered by You if we are prevented from or delayed in the carrying on of Our business due to circumstances beyond Our reasonable control provided that, if the event in question continues for a continuous period in excess of 60 days, You shall be entitled to give notice in writing to us to terminate the Order.

Warranties and liability limits

Save as expressly provided in these Terms We exclude all other representations, warranties or conditions of any kind, either express or implied to the fullest extent permitted by law.

Nothing in these Terms limits or excludes Our liability for any matter for which it is unlawful to exclude or limit liability.

We are not liable to You:

  • in respect of any liability (howsoever arising) due to errors in the information You supplied to Us;
  • in respect of loss of profit (direct or indirect), indirect or consequential losses;
  • in respect of liability arising from supply of Third-Party Products included in the Services and You are referred to the Third-Party Supplier Terms;
  • in respect of an Official Search. However, note here that an Official Search has the benefit of unlimited indemnity (where the Appropriate Body is a water undertaker) or statutory compensation (where the Appropriate Body is a local authority) and We will use reasonable endeavours to assist You in making a claim in this way.

Where an error is found in respect of the Services or should, have been identified by You (acting with reasonable care and skill), before the contract for the legal transaction relating to the Property has been exchanged and such error is solely due to Our negligence in preparing, collating and providing the Service We shall, as the sole remedy in respect of the same, provide a replacement of the erroneous Services free of charge and shall have no further liability to You / the Customer even if the supply of the replacement may cause delay or abortive transaction.

Subject always to the above, where an error is found in respect of the Services after the completion of the legal transaction relating to the Property, Our liability to You / the Customer in respect of Our negligence in relation to the supply of Services is covered by professional indemnity insurance and limited to £20 million per claim or series of related claims.

Regulated Local Authority Search. In respect of each Regulated Local Authority Search the Insured has the benefit of a SRIP. The SRIP is provided by First Title Insurance PLC and the policy is appended to each Regulated Local Authority Search. The SRIP provides cover against an Adverse Entry to the level of £2 million. Our liability to a Customer in respect of an Adverse Entry is limited to this level of cover.

You agree to indemnify Us in respect of any liability arising from any claim, allegation or proceedings brought by You, a Customer or any other third party that these Terms (and Third-Party Supplier Terms) do not apply to the Services.

Intellectual Property Rights

You acknowledge that all Intellectual Property Rights in the Services are and shall remain owned by either Us or our Third-Party Suppliers and nothing in these Terms purports to transfer, assign or grant any rights to You in respect of the Intellectual Property Rights.

You agree that You will procure that Your Customer on whose behalf You have commissioned the Services will not, except as permitted herein or by separate agreement with Us change, amend, remove, alter or modify any trademark or proprietary marking on any search provided. You agree to indemnify Us and keep us indemnified from and hold us on demand, harmless from and against all costs, claims, demands, actions, proceedings, liabilities, expenses, damages or losses (including without limitation, consequential losses and loss of profit, and all interest and penalties and legal and other professional costs and expenses) arising out of or in connection with a breach of this.

Data Protection

You are responsible for obtaining the information required to place an Order from Your Customer and for processing and collecting personal data so included in accordance with Data Protection Laws. We acknowledge that You are the data controller.

We will process any personal data You provide to Us as a data processor; please see the data processing notice incorporated in the Privacy Notice.

We will process data concerning You and your employees in accordance with the Privacy Notice.

IF YOU ARE A CONSUMER: In placing an Order You will provide Us with certain information and some of this is personal data; For example, We will require details of the Property address, contact data and financial data. We process this information for contractual purpose to provide the Services including the processing of a payment. In the event of a claim against Us or under the SRIP We may gather further details from You and will share this with the relevant insurance provider to process Your Claim. We may also disclose Your information to companies within Our group of companies for administrative purposes or to comply with a legal obligation. Once the Order has been completed, We will keep details of the transaction for 7 years for reporting purposes but We also keep copies of Regulated Searches for 20 years. This is because claims may only be known when a Property is re-sold, and this period of time is the average period of home ownership. You have certain rights under the Applicable Data Protection Laws. Some of these rights are complex and you should read the guidance from the Information Commissioner (www.ico.org.uk) for a full explanation of these rights. You may exercise any right in respect of our processing of your personal data by written notice to Us.

Where We contact You at the request of your acting solicitor to arrange for payment of Services ordered on your behalf, We will provide You with further information concerning privacy. At all times these Terms apply to the supply of such Services.

General

You shall make any complaint regarding the Services in accordance with the complaints policy at the end of these Terms.

You shall not be entitled to assign the Contract or any part of it without Our prior written consent.

We may assign the Contract or any part of it to any person, firm or company provided that such assignment shall not materially affect Your rights under the Contract.

The parties to these Terms do not intend that any term shall be enforceable by virtue of the Contracts (Rights of Third Parties) Act 1999 by any person that is not a party to these Terms or a permitted assignee.

Failure or delay by Us in enforcing or partially enforcing any provision of the Terms will not be construed as a waiver of any of Our rights under the Contract.

Any waiver by Us of any breach of, or any default under, any provision of the Terms by You will not be deemed a waiver of any subsequent breach or default and will in no way affect the other terms herein.

If any provision or part of a provision is held to be invalid or unenforceable by any court or other body of competent jurisdiction, that provision or part of that provision shall be deemed severable and the other provisions or the remainder of the relevant provision will continue in full force and effect.

Unless otherwise stated in these Terms, all notices from You to Us or vice versa must be in writing and sent to Our registered office address or Your address as stipulated in the Order.

In providing the Services We will comply with the Code as applicable.

These Terms and each Contract shall be governed by and construed in accordance with English law and shall be subject to the non-exclusive jurisdiction of the Courts of England and Wales. However, if You are a resident of Northern Ireland you may also bring proceedings in Northern Ireland, and if you are a resident of Scotland you may also bring proceedings in Scotland.

The Search Code:


  • Provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom.
  • Sets out minimum standards which firms compiling and selling search reports have to meet.
  • Promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals.
  • Enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services.

By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you.

The Code’s core principles


Firms which subscribe to the Search Code will:

  • display the Search Code logo prominently on their search reports
  • act with integrity and carry out work with due skill, care and diligence
  • at all times maintain adequate and appropriate insurance to protect consumers
  • conduct business in an honest, fair and professional manner
  • handle complaints speedily and fairly
  • ensure that products and services comply with industry registration rules and standards and relevant laws
  • monitor their compliance with the Code

Searches & enquires should be addressed to:

Local Land Charges Department (Commons Registration) Royal Borough Of Windsor & Maidenhead, St Ives Road, Maidenhead, Berks SL6 1RF DX 6422 Maidenhead 1.

Cheques drawn on a firms account should be made payable to:

Royal Borough Of Windsor And Maidenhead (RBWM)

The council very much regrets that as a result of a number of cheques being dishonoured, all searches submitted by firms will only be processed if accompanied by a cheque drawn on the firms account.

All search & enquiries will be returned unless accompanied by an up-to-date OS/Land Registry plan showing and naming the surrounding roads and features (block plans and/or street plans are insufficient for land charges use.

Additional enquiries

Searches are not circulated in this authority. Additional enquires can only be answered by the department concerned. It is therefore advised that a particular department is contacted directly by letter enclosing a plan to which the enquiries relate and not enclosed with search & enquiries.

Requests for documents

The Land Charges Department does not hold copies of documents, therefore requests for documents should be made direct to the department concerned and not to Land Charges.

Statement of Liability

This search report has been completed by the Council using local authority records. These records are held by The Royal Borough of Windsor and Maidenhead Council (RBWM). The records are original records held by the Council.

RBWM Council is liable for the following:
  • Any negligent or incorrect entry in the records searched to prepare the search report.
  • Any negligent or incorrect interpretation of the records searched.
  • Any negligent or incorrect recording of that interpretation in the search report.
This search report has been prepared by RBWM Council with reasonable care and skill using local authority records. It has been prepared on terms enabling the provisions of the contract under which the search report is prepared to be enforced in relation to the terms given below, by the seller, a potential or actual buyer, or a mortgage lender in respect of the property interest. These terms can be enforced by such persons in their own right, whether or not they are party to such a contract.

This search report is prepared on terms ensuring that any liability of any type arising under third party contractual rights is subject to a contract of insurance against such risks effected by, and to be carried out by persons so authorised for the purposes of the Financial Services and Markets Act 2000. The search report is prepared on terms whereby any liability for financial loss arising under third party contractual rights will be met by financial compensation to be paid by a person or body (other than the seller, a potential or actual buyer, or a mortgage lender in respect of the property interest) who is party to the contract of insurance or other person involved in the sale of the property. If the person or body party to the contract of insurance or another person involved in the sale of the property fails to pay financial compensation or no longer exists and has no successor, then the financial compensation paid by the seller, a potential or actual buyer, or a mortgage lender in respect of the property interest.

RBWM Council is liable to make payments for financial compensation or financial loss under the circumstances described in paragraphs 4(g), 4(h), 7(b) and 7(c) of schedule 7 of the Home Information Pack Regulations 2007.

In the event of a complaint regarding this search result, please contact Local Land Charges, RBWM Council, Town Hall, St Ives Road, Maidenhead, Berkshire, SL6 1RF (DX 6422 Maidenhead 1) Telephone 01628 796292/6293.

Full details of The Royal Borough of Windsor & Maidenhead Council’s complaints procedure can be viewed on the Council’s website at http://www.rbwm.gov.uk/.

Home Information Packs (No. 2) Regulations: Schedule 6(1)

The following statement is made in accordance with the Home Information Pack (no. 2) Regulations 2007 Schedule 6 (1) - General Requirements:

The Royal Borough of Windsor & Maidenhead maintains a contract of Insurance with an insurer so authorised as described in Schedule 6 (1) of the Home Information Pack (No. 2) Regulations 2007.

Royal Borough Of Windsor & Maidenhead Council - Statement in response to Schedule 7

The following statement is made in response to the Home Information Pack Regulations Schedule 7 1 – General Requirements:

In responding to this form submitted officially to us for completion we have inspected all relevant documentation held by us necessary to provide the responses to the questions.

The search report has been carried out on behalf of the Proper Officer of the Council and includes their electronic signature.

The search report has been complied and is provided in accordance with paragraphs 5, 6 & 7 of Schedule 7

The Drainage and Water Search is not bound by any search specific terms. The general additional search terms apply.

The Regulated Local Authority Search is not bound by any search specific terms. The general additional search terms apply.


Complaints Procedure

We hope you do not need to make a formal complaint regarding your searches however if you wish to do so you need to email your complaint to support@poweredbypie.co.uk and copy in your case handler at SAM Conveyancing. We will ensure the matter is escalated to ensure you receive a speedy response.

The Search Company will acknowledge your complaint within 5 working days of receipt and normally provide a final response, in writing, within 20 working days of receipt.

PSG is registered with the Property Codes Compliance Board as a subscriber to the Search Code. A key commitment under the Code is that firms will handle any complaints both speedily and fairly.

If you are not satisfied with our final response, or if we exceed the response timescales, you may refer the complaint to The Property Ombudsman (TPO) scheme (Tel: 01722 333306, Web site: www.tpos.co.uk, E-mail: admin@tpos.co.uk). PSG will co-operate fully with the Ombudsman during an investigation and comply with the final decision.

Updated: Monday 5th December 2022